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HomeMy WebLinkAboutCC Res 4660 1998-11-23 RESOLUTION NUMBER ~M A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE BIXBY OLD RANCH TOWNE CEN1ER DEVELOPMENT PLAN; ADOPTING THE MITIGATION MONITORING PROGRAM; ADOPTING THE FINDINGS AND FACTS IN SUPPORT OF FINDINGS AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS I THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY FIND, DETERMINE AND RESOL VB: Section I. Bixby Ranch Company (the "Applicant") has submitted a development application for the Bixby Old Ranch Golf Course and Tennis Club and adjoining properties located in the City of Seal Beach (the "City"). The Applicant's request is to amend the General Plan and change zoning designations to facilitate the proposed land uses described in the development application. The proposed Bixby Old Ranch Towne Center Concept Plan involves a mixed use development consisting of a variety of commercial/retail, residential, hotel, restaurant, senior care, recreation and institutional land uses ("the Project"). The legal description for the various parcels of property to be developed under the Bixby Old Ranch Towne Center Concept Plan (the "Property") is provided as ''Exhibit A", attached hereto and incorporated herem by reference. Section 2. The City prepared an Initial Environmental Study for the Project I pursuant to Section 15063 of the State Guidelines for implementation of the California Environmental Quality Act ("CEQA"). The Initial Study concluded that there was substantial evidence that the Project might have significant adverse environmental impacts on several specifically identified resources and governmental services. The Initial Study was distributed for public review on September 25, 1997 for a thirty (30) day public review period that ended on October 27, 1997. Section 3. Pursuant to State CEQA Guidelines Sections 15064 and 15081, and based upon the information contained in the Initial Study, a decision was made to prepare an Environmental Impact Report ("EIR") for the Project. A Notice of Preparation of Draft Environmental Impact Report ("DEIR") was prepared for the Project and sent to the State Clearinghouse in the Office of Planning and Research for the State of California and to other responsible, trustee, and/or interested agencies and persons. The City contracted with an independent consultant for the preparation of the EIR. Section 4. On October 23, 1997 a public scoping meeting was held before the City's Environmental Quality Control Board. The public scoping meeting was noticed by publication in the local press, by posting at City Hall and at each library within the City, and through an announcement on cable television. The meeting provided an introduction to the project and the CEQA process, and provided an opportunity for the public and interested agencies to comment on the issues to be analyzed in the EIR. I Section 5. On April IS, 1998, the DEIR was completed. Pursuant to State CEQA Guidelines Section 15085, the City prepared a Notice of Completion of the DEIR which was filed by mail with the State Office of Planning and Research on April IS, 1998. A copy of the Notice of Completion and of the mailing list to agencies and interested individual~ is included in the Final Environmental Impact Report ("FEIR"). The DEIR was circulated to interested persons and agencies between April 15, 1997 and May 29, 1998 for a 45-day comment period pursuant to State CEQA Guidelines Section 15087(c). Duly noticed public meetings were held before the City's Environmental Quality Control Board on April 29, May 13 and'May 27, 1998 for the purpose of taking public comments regarding the DEIR. Duly noticed public meetings were held before the City's I I I Resolution Number~~ Archaeological Advisory Committee on May 6, 1998 for the purpose of taking public comments regarding the Cuhural Resources Section (Section V.N) of the DEIR. Section 6. In response to the circulation of the DEIR, the City received written and oral comments regarding the adequacy of the DEIR. The City prepared written responses to all comments which raised significant environmental issues. The City incorporated the comments and the City's responses into the FEIR and returned responses to commenting agencies at least ten (10) days prior to the Certification of the FEIR, pursuant to Public Resources Code Section 21092.5. Section 7. The FEIR is comprised of the DEIR, dated April 1998 and circuIated on April IS, 1998; a Technical Appendices volume dated April, 1998; the Response to Comments volume dated September, 1998, which includes revisions thereto; the list of persons, organi7Jltions and public agencies which commented on the DEIR; the comments which were received by the City regarding the DEIR, and the City's written responses to significant environmental points raised in the public review and comment process; memoranda to the City from Culbertson, Adams and Associates, dated November 17, 1998, and Linscott, Law and Greenspan, dated November 23, 1998, regarding environmental impacts resulting from certain proposed amendments to the Project, and the Additional Environmental Review volume dated September, 1998, each of which is incorporated herein and made a part hereofby this reference. Section 8. The Planning Commission held duly noticed public hearings on the FEIR and the Project on September 9, October 21 and November 4, 1998 at which time evidence, both written and oral, was presented to and considered by the Planning Commission. Notice of the time, place and purpose of the hearings was provided in accordance with applicable law. Based upon the record of the hearing, the Planning Commission voted to recommend the adequacy of the FEIR to the City Council. Section 9. The City Council held duly noticed public hearings on the adequacy of the FEIR and the Project on November 9 and November 17, 1998. Section 10. The findings made in this Resolution are based upon the information and evidence set forth in the FEIR and upon other substantial evidence, both oral and written, which has been presented in the record of this proceeding. The documents, staff reports, technical studies, appendices, plans, specifications, and other materials that constitute the record of proceedings on which this Resolution is based and the FEIR for the Project are on file and available for public examination during normal business hours in the Office of the Director of Development Services of the City of Seal Beach, 21 I Eighth Street, Seal Beach, Califomia 90740. The custodian of said records is the Director of Development Services of the City of Seal Beach. Section I I. The City Council finds that the public and government agencies have been afforded ample notice and opportunity to comment on the Initial Study, DEIR, and FEIR. Section 12. The City Council finds, pursuant to CEQA Guidelines Section 15084(e), that the EIR has been independent1y analyzed by the City and its Staff, and that the EIR represents the independent judgment of the City as lead agency with respect to the Project. The City Council further finds that the additional information provided in the staff reports accompanying the Project descriptions and FEIR, the corrections and modifications to the DEIR made in response to comments, revisions to the Project and the evidence presented in written and oral testimony presented at the above-referenced hearing do not represent significant new information as defined in the CEQA Guidelines. Therefore re-circulation of the EIR is not required pursuant to Public Resources Code Section 21092.1. Section 13. Certain revisions to the Project were proposed and incorporated into the Project at the City Council meeting of November 17, 1998. Those revisions included substituting single-family residential and park uses for institutionaVchurch uses previously proposed on the northerly portion of the Property and shifting the 25-acre commercial center north of St. Cloud Drive. The specific elements and impacts of each proposed change were examined in Section VII of the FEIR and in memoranda from Culbertson, Adams and Associates, dated November 17, 1998, and Linscott, Law and Greenspan, dated November 23, 1998. Because the proposed 75-unit residential/park use is significantly less-intense than the I25-unit, no park alternative analyzed in the FEIR, the record and the FEIR indicate that no new significant impacts will result from the change, and that transportation/circulation impacts will be lessened. Similarly, shifting commercial development north Resolu~ion Number~A7~ of St. Cloud Drive lessens potential traffic impacts, and lessens areas of controversy related to the impacts of the Project on the unincorporated area of Rossmoor. The public has been afforded meaningful opportunities to comment on each change prior to the City Council approving the Project. The changes to the Project will create no new significant environmental impact, wiD not increase the severity of any impact, do not involve the rejection of any alternative or mitigation measure by the applicant, and do not reflect any fundamental flaw or inadequacy in the FEIR. For those reasons, and based on the FEIR and the record, the City Council finds that the environmental impacts of the Project as amended have been fully disclosed and adequately analyzed, and that recirculation of the EIR is not required by CEQA Guidelines Section 15088.5. I Section 14. The City Council finds that the comments regarding the DEIR and the responses to those comments have been received by the City; that the City Council has received public testimony regarding the adequacy of the FEIR; and that the City Council, as the final decision-making body for the lead agency, has reviewed and considered all such documents and testimony prior to acting on the Project. Pursuant to State CEQA Guidelines Section 15090, the City Council therefore certifies that the FEIR has been completed in compliance with CEQA. Section 15. Based upon the Initial Study, the DEIR, the FEIR, public and agency comments and the record before the City Council, the City Council finds that the Project will not cause significant environmental impacts in the areas of Energy, Hazards, Public Services, Utilities/Service Systems, and Recreation. Explanations for why the foregoing impacts were found to be insignificant are contained in the Initial Study in AppendiX A of Volume II the DEIR, and also in Section V of the FEIR. In many cases, Iess-than-significant impacts identified above and Section V of the FEIR were also discussed in detail in the FEIR, based upon additional field analysis or information. Certain mitigation measures were imposed as part of the Applicant's proposal and are considered to be positive impacts of the Project. Section 16. Based upon the Initial Study, the FEIR, public comments and the record before the City Council, the City Council finds that the Project may create significant impacts in the areas of Land Use, Socia-Economics, Geology, WaterlDrainage, Air Quality, Transportation Circulation, Biological Resources, Noise, Public Services, Aesthetics, and Cultural Resources. Such I impacts are further described in Exhibit B hereto, in the Summary of Impacts Table in Section IIB of the FEIR, and in Section V of the FEIR. On the same bases, the City Council finds that the Project may contribute to significant cumulative impacts in the areas of Air Quality, and Transportation/Circulation. Although the agent of the Rossmoor Center testified after the public comment period that he has the capability of expanding the Center, there was no evidence presented that any such expansion is reasonably foreseeable in the future. Therefore, the City has analyzed all reasonably foreseeable cumulative impacts. With the exceptions of certain impacts in the areas of Socia-Economics, Air Quality, Transportation/Circulation, and Aesthetics (as specified in Exhibit B), the EIR identifies feasible mitigation measures for each impact that reduce the impact to a level of insignificance. With regard to the aforementioned Air Quality, Transportation/Circulation, and Aesthetics impacts, the FEIR identifies mitigation measures that will substantially lessen each impact, although not to a level ofinsignificance. With regard to the aforementioned Socia-Economics impacts, no feasible mitigation measures were identified. Further explanation for these determinations may be found in Sections II, m, V, and VI of the FEIR. Section 17. In response to each significant impact identified in the EIR., and listed in Section 16 of this Resolution, changes or alterations are hereby required in, or incorporated into, the Project which will avoid or substantially lessen the significant environmental impacts identified. Each such change or alteration is hereby made a condition of approval of the Project. Such conditions of approval shall be enforced through specific provisions in the Development Agreement, and conditions imposed upon the tract and/or subdivision maps and use permits for the Project. The changes or I alterations required in, or incorporated into, the Project, and a brief explanation of the rationale for this finding with regard to each impact, are contained in Exhibit B of this Resolution and are incorporated herein by this reference. Further analysis of the mitigation of each such impact can be found in Section V of the FEIR. Section 18. Section VII of the EIR describes, and the City Council has fully considered, a reasonable range of alternatives to the Project which might fulfill the basic objectives of the Project. These alternatives include "No Project;" ''Proposed General PlanlZoning Maximum;" "Existing General Plan;" "Prev!ous Mixed Use Project;" "Residential Replaces Institutional;" "Light Industrial;" "Commercial Recreation;" "Cemetery;" "Hotel/Conference/Golf Course;" and "Kime et al. Resolution Number4~~ I Alternative." With the exception of portions of the "Residential Replaces Institutional" and the "Kime ~." Alternatives, the alternatives identified in the FEIR either would not sufficiently achieve the basic objectives of the Project or would do so only with unacceptable adverse environmental impacts. Accordingly, and for any one of the reasons set forth herein, in the FEIR, or in the "Findings and Facts in Support of Findings" document attached hereto as Exhibit B, the City Council finds that specific economic, social, or other considerations make infeasible each of the other Project alternatives, including the "No Project" alternative, and each is hereby rejected. The City Council further finds that a good faith effort was made to incorporate alternatives into the preparation of the ErR, and that all reasonable alternatives were considered in the review process of the EIR and the ultimate decision on the Projects. As descnbed in Section 13; above, the City Council has adopted, and the Applicant has accepted portions of the "Residential Replaces Institutional" and "Kime, et al." Alternatives, as those specified portions of the Alternatives help to 1essen or avoid significant impacts of the Project and meet some or all of the Project's objectives. Section 19. The City Council hereby makes each of the findings contained in the "Statement of Findings and Facts in Support of Findings" attached hereto as Ex1ubit "B" with respect to each of the significant impacts defined in the FEIR and the alternatives analysis. Further, the City Council hereby finds that each fact in support of finding is true and is based upon substantial evidence in the record, including the FEIR. For each environmental impact identified in the FEIR as "significant and unavoidable," the City Council adopts the "Statement of Oveniding Considerations" set forth in Exhibit B. The City Council hereby adopts the Mitigation Monitoring Program which is presented in Section TIC of the FEIR and attached hereto as Exhibit C and incorporated herein by reference. Section 20. Upon approval of this Resolution, the Director of Development Services is hereby directed to file forthwith a Notice of Determination with the County Clerk's Office, County of Orange, and the California State Clearinghouse pursuant to Section 21152 of the Public Resources Code. AYES: I PAS~E"..i'f\PPROVED (l,t..- day of NOES ABSENT. Council members 4~ 7' Mayor ATTEST, I STATE OF CALIFORNIA) COUNTY OF ORANGE ) SS CITY OF SEAL BEACH ) I, Joanne M, Yeo, City Clerk of Seal Beach, Californi~o hereby certify that the foregoing resolution is the original copy of Resolution Number ~"o on file in the Office of the City clerk, passed, approved and adopted by the City Council Oft~Seal ~~ regular meeting thereof held on the ;;iJ /J L day of I LV 199' - Resolution Number4b~ "EXHIBIT A" BIXBY OLD RANCH TOWNE CENTER DEVELOPMENT PLAN LEGAL DESCRIPTIONS OF SUBJECT PROPERTIES I Area A: In the City of Seal Beach, County of Orange, State of California, being a portion of Parcel 1 of the map filed in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said county, and being an undivided portion of the Northeast Quarter of Section 31, Township 4 South, Range I I West, San Bernardino Base and Meridian, in the Rancho Los Alamitos, as per the map filed in Book 14, Page 3 I of Deeds, in the Office of the County Recorder of said county, more precisely described as'follows: Beginning at the southwest comer of Parcel 2 of the map filed in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said county; thence southerly along the easterly right-of-way of Seal Beach Boulevard a distance of 231.24 feet to the TRUE POINT OF BEGINNING; thence S 890 48' 30" E a distance of 526.34 feet; thence S 000 I I' 30" W a distance of 8.68 feet; thence S 890 48' 30" E a distance of 450.39 feet; thence S 440 48' 30" E a distance of47.26 feet; thence S 000 II' 30" W a distance of83.28 feet; thence S 450 II' 30" W a distance of I 13.13 feet; thence S 000 I I' 30" W a distance of 464.63 feet; thence N 890 48' 30" W a distance of 74.75 feet; thence S 45" I I' 30" W a distance of35.36 feet; thence S 000 I I' 30" W a distance of528.45 feet; thence N 890 48' 30" W a distance of 534.73 feet; S 45" I I' 30" W a distance of36.64 feet thence S 000 II' 30" W a distance of 58.69 feet; thence N 890 48' 30" W I to the easteriy right-of-way of Seal Beach Boulevard, a distance of approximately 289.76 feet; thence northerly along said right-of-way to the TRUE POINT OF BEGINNING. The above describes an area of26.045 acres, more or less. Area B: In the City of Seal Beach, County of Orange, State of California, being Parcels I, 2 and 3 of the map filed in Book 15, Page II of Parcel Maps, in the Office of the County Recorder of said county. The above describes an area of 13.567 acres, more or less. Area C: In the City of Seal Beach, County of Orange, State of California, being an undivided portion of Sections 3 I and 32, Township 4 South, Range I I West, San Bernardino Base and Meridian, in the Rancho Los Alamitos, as per the map filed in Book 14, Page 31 of Deeds, in the Office of the County Recorder of said county, described as follows: Beginning at the northeast comer of the southwest quarter of the northeast quarter of said Section 3 I; thence southerly along the east line of the southwest quarter of the northeast quarter of said I Section 3 I a distance of 1082.46 feet to the southeasterly-most comer of Vesting Tentative Map Number 15797, said point also being the TRUE POINT OF BEGINNING; thence southerly along said east line of the southwest quarter of the northeast quarter of said Section 31 to the south line of the northeast quarter of said Section 31; thence easterly along the south line of the northeast quarter of said Section 3 I and the south line of the northwest quarter of said Section 32 to the northerly right-of-way line of Lampson Avenue, 80 feet wide; thence westerly, southwesterly and northwesterly along said northerly right-of-way line to the easterly right-of-way line of Seal Beach Boulevard, 80 feet wide; thence northerly along said easterly right-of-way line of Seal Beach Boulevard to the southwest comer of the land shown on Tentative Tract Map Number 15767; thence departing said Seal Beach Boulevard right-of-way S 89048'30" E a distance of 289.76 feet; thence N 0001 1'30" E a distance of 58.69 feet; thence N 4501 1'30" E a distance of 36.64 I I I Resolution Numb~~~ feet; thence S 89048'30' E a distance of 534.73 feet; thence N 0001 1'30" E a distance of 319.03 feet; thence N 00011 '30" E a distance of 209.42 feet; thence N 4501 1'30" E a distance of35.36 feet; thence S 89048'30" E a distance of 74.75 feet; thence S 000II'30" W a distance of 17.19 feet; Thence S 89048'30" E a distance of330.08 feet to the TRUE POINT OF BEGINNING; The above describes an area of 157.290 acres, more or less. Area D: In the City of Seal Beach, County of Orange, State of California, being a portion of Parcel I of the map filed in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said county, and being an undivided portion of the Northeast Quarter of Section 31, Township 4 South, Range I I West, San Bernardino Base and Meridian, in the Rancho Los Alarnitos, as per the map filed in Book 14, Page 31 of Deeds, in the Office of the County Recorder of said county, more precisely described as follows: Beginning at the southwest corner of Parcel 2 of the map med in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said county; thence southerly along the easterly right-of-way of Seal Beach Boulevard a distance of 231.24 feet; thence S 890 48' 30" E a distance of 526.34 feet; thence S 000 I I' 30" W a distance of8.68 feet; thence S 890 48' 30" E a distance of 450.39 feet; thence S 44048' 30" E a distance of 47.26 feet; thence S 000 I I' 30" Wa distance of83.28 feet; thence S 450 I I' 30" W a distance of I 13.13 feet; thence S 000 I I' 30" W a distance of 481.82 feet; thence S 89048' 30" E a distance of330.08 feet to the east line of the southwest quarter of the northeast quarter of said Section 3 I; thence northerly along said east line to the north line of said southwest quarter of the northeast quarter of said Section 3 I, a distance of approximately 1082.46 feet; thence westerly along said north line to the northeast comer of said Parcel 2 of the map med in Book 16, Page 14 of Parcel Maps, as amended by Lot Line Adjustment LL87-I, filed as Instrument Number 87-500586 in the Office of the County Recorder of said county, a distance ofapproximately 1045.24 feet; thence southerly along the east line of said Lot Line Adjustment to the southeast corner of said Lot Line Adjustment, a distance of approximately 164.28 feet; thence west along the south line of said Lot Line Adjustment and the south line of said Parcel 2, a distance of approximately 214.97 feet, to the point of beginning. The above describes an area of 15.649 acres, more or less. *. .. Resolution NUmber~ "EXHIBIT B" CEQA FINDINGS AND FACfS IN SUPPORT OF FINDINGS IN CONNECfION WITH THE BIXBY OLD RANCH TOWNE CENTER DEVELOPMENT PLAN AND RELATED DISCRETIONARY ACTIONS, AND STATEMENT OF OVERRIDING CONSIDERATIONS 1 I. INTRODUCI10N The following enVironmental findings in connection with the Bixby Old Ranch Towne Center Concept Plan and related discretionary actions (collectively referred to as the "Project") are hereby adopted by the Seal Beach City Council ("Council") pursuant to the requirements of CEQA. Said findings are based upon evidence presented in the record of these proceedings, both written and oral, the FEIR and all of its contents including, without limitation, technical appendices thereto, comments on the Draft and Revised Draft EIRs and the City's responses thereto, and staff and consul~ts' reports prepared and presented to the Council. A. Proiect Obiectives Project objectives have been established by the Applicant for the development of the Project that the Applicant believes are essential to achieving balance and sustainable development. Those goals are set forth in Section nc of the FEIR. The City's goals for development of the Property, I as outlined in the FEIR, include: I. Preservation of the existing golf course. 2. Dedication of the Old Ranch Tennis Club to the City for community recreation purposes. 3. A comprehensive development program for underutilized and vacant property. 4. Development which does not affect the operational capabilities of the Los Alarnitos Armed Forces Reserve Center. 5. Development which is at least fiscally neutral, and preferably, fiscally beneficial to the City. 6. Development which can mitigate project-related traffic and noise impacts. n. SIGNIFICANT ENVIRONMENTAL IMPACTS AND ADOPTED MITIGATION MEASURES. The Final EIR identified potentially significant environmental impacts of the Project in several I impact categories. For most of these impacts, measures were identified that would mitigate the impacts to a level of insignificance. CEQA requires agencies to adopt mitigation measures that would substantially lessen a project's significant impacts if such measures are feasible (Public Resources Code sections 21002, 2I002.1(b) and 21081(a)(3)). All of the impacts listed below are a summary of the impacts identified in the FEIR. Section V of the FEIR sets forth a detailed description of each impact. The Council finds that the mitigation measures identified in the FEIR are feasible and, with the exception of the impacts identified in Article ill below, would reduce the Project's impacts t.q a level of insignificance. The Council adopts all of the mitigation measures described in the FEIR, as set forth below, as conditions of approval of the Project. . I I I Resolution Numbe~~'-' A Land Use 1. Potential Impacts Development of the Project will result in a transition in land uses of portions of the 2 I 9.21 acre Project site from golf course and vacant land uses to commercial, institutional and residential uses. The transition to proposed uses will impact existing uses in the area. 2. Finding For each such impact identified in the FErn, changes or a1terations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 3. Facts in SUD.POrt of Finding The FEIR identifies significant environmental effects that would occur based upon the transition from golf course and vacant land uses to commercial, institutional and residential uses. In some cases, amendments to the City's General Plan and Zoning Ordinance are being accomplished as part of the Project to create consistency between the Project and those documents. Mitigation Measures to be imposed as conditions of approval ofthe Project are set forth below. The FEIR also requires that Project design incorporate landscaping, setbacks and other buffer/transitional elements. The FEIR indicates that the transitioning and buffering will reduce impacts to a level of insignificance. Further discussion ofland use impacts and the mitigation of those impacts is contained in Section VA oftheEIR. A- I. Detailed development plans for Development Areas A, B and D shall include walls, landscaped buffers and building setbacks in order to eliminate potential conflicts with adjacent residential and recreational uses. These detailed plans shall be submitted for review and approval by the Director of Development Services prior to or concurrent with approval of final subdivision maps or plot plans. A-2. Detailed plans for areas adjacent to Lampson Avenue (Development Areas C, D and E) shall include perimeter landscaping and building setbacks to insure compatibility with the Scenic Highways Element of the City General Plan. These detailed plans sha1I be submitted for review and approval by the Director of Development Services prior to or concurrent with the approval of final subdivision maps or plot plans. A-3. Detailed development plans for Development Area A shall be submitted for review and approval by the Director of Development Services to insure that no more than 20"10 of commercial space is devoted to restaurants. B. Socio-Economics I. Potential Impacts The increased employment generated by development of the Project will contribute to an already insufficient jobslhousing balance in the area of the Project. This is a significant and unavoidable adverse impact of the Project. Significant and unavoidable impacts are discussed in greater detail below. 2. Findimz To the extent impacts resulting from socio-economic impacts remain significant after mitigation, specific economic, legal, social, technological, or other considerations make infeasible the alternatives identified in the environmental impact report. In addition, the creation of approximately 790 new jobs and the fiscal benefits of the Project to the City are considered to be positive impacts. 3. Facts in SUQPort of Finding Employment opportunities generated by the Project will exceed the already deficient balance of jobs and housing in the area. Although the City Council has mitigated this impact Resolution Number~~ somewhat by permitting the construction of up to 75 single family residences and a park on the site originally proposed for a church use, it is not feasible to eliminate the jobslhousing imbalance in the area. Further explanation of socio-economic impacts and additional facts in support of these findings are found in Section V.B. of the FEIR. C. Geolol!V I. Potential Impacts I Development of the Project could subject structures and persons to seismic activity. Development also could be impacted by the potential for ground liquefaction in some areas of the Property. Development of the Project will remove approximately 78 acres of "Prime Farmland." This latter impact is a significant and unavoidable adverse impact of the Project. Significant and unavoidable impacts are discussed in greater detail below. Finally, although impacts related to grading are not expected to be significant, the FEIR requires and the Applicant has accepted, certain mitigation measures to reduce the severity of any such impact. 2. Finding For each such impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. To the extent geology impacts resulting from the Project remain significant after mitigation, specific economic, legal, social, technological, or other considerations make infeasible the alternatives identified in the environmental impact report and any additional mitigation measures. 3. Facts in SUpDOrt ofFindinl!: Implementation of the following mitigation measures for faulting, seismicity I and liquefaction will ensure that soils and construction wiD meet State, local and national standards for public safety. Although impacts relating to grading are not significant, the mitigation measures below will enhance the geologic safety of the Project and further reduce any anticipated geology impacts. No mitigation is available for the loss of "Prime Agricultural Farmland." Further explanation of geology impacts and additional facts in support of these findings are found in Section V.C. of the FEIR. C I . Prior to issuance of a grading permit, the project proponent shall submit a geotechnical report to the City Engineer for approval. The report shall include the information and be in a form as required by the Orange County Grading Manual, Section 5.4 and the Orange County Excavation and Grading Code, Section 7-1-819. Project proponent shall reimburse City costs of independent third-party peer review of said geotechnical report. C2. The project applicant shall incorporate measures to mitigate expansive soil conditions, compressible/coDapsible soil conditions and liquefaction soil conditions, and impacts from trenching in site-specific Tentative TractlParceI Map Review and Rough Grading Plan Review reports prepared by the project geotechnical consultant. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. The geotechnical consultant's site-specific reports shall be approved by a certified engineering geologist and a registered civil engineer, and shall be completed to the satisfaction of the City Engineer. Project proponent shall reimburse City costs of independent third-party peer review of said site-specific reports. C3. Loose and soft alluvial soils, expansive clay soils and all existing uncertified fill materials will be removed and replaced with compacted fill during site grading in order to prevent seismic settlement, soil expansion, and differential compaction. I C4. Prior to the initiation of project grading in any development area, all existing utilities will be located and either abandoned and removed, rerouted or protected. C5. In excavations deeper than four feet but less than ten feet, a slope no steeper than 1.5 to I (horizontal to vertical) shall be provided. Steeper slopes or deeper excavations will be provided with shoring for stability and protection. OSHA safety requirements shall be adhered to throughout the entire duration of project earthwork. I I I Resolution Numbe~ 6t'J C6. All grading procedures, including soil excavation and compaction, the placement of backfill, and temporary excavation shall comply with City of Seal Beach standards. C7. Permanent cut and fill slopes shall not exceed 2 to I (horizontal to vertical). C8. Graded, but undeveloped land shall be maintained weed-free and planted with interim landscaping within ninety (90) days of completion of grading, unless building permits are obtained. Planting with interim landscaping shall comply with NPDES Best Management Practices. C9. Conformance with the latest Uniform Building Code and City Ordinances will satisfi1ctorily mitigate the effect of seismic groundshaking. Conformance with applicable codes and ordinances shall occur in conjunction with the issuance of building permits in order to insure that over -excavation of soft, broken rock and clayey soils within sheared zones will be required where development is planned. CIO. The potential on-site liquetaction hazard shall be mitigated by removal and recompaction of on- site alluvium soils, installation of subsurface drainage and placement of compacted fill as required. D. WaterlDrainal!e I. Potential Impacts Development of the Project could cause short-term downstream impacts related to the erosion and sedimentation of exposed soils during Project grading. Development of the commercial, institutional and residential uses will create new impervious surfaces that will substantially increase stormwater runoff and the potential for flooding. Runoff from improved impervious surfaces on the site will contribute to the incremental degradation of water quality downstream. 2. FmdinR For each such impact identified in the FElR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. 3. Facts in Support of Finding . The Project is required, through the mitigation measures set forth below and the Development Agreement, to provide significantly increased stormwater holding capacity on the Old Ranch Golf Course. The FEIR and the record indicate that this increased capacity is greater than that required to accommodate runoff from development on the Property. In addition, the Applicant will be required to increase the inlet capacity of storm drain catch basins in the area. Water quality impacts, although not expected to be significant, will be reduced through the use of Best Management Practices on site. Impacts from sedimentation and erosion will be mitigated through the implementation of NPDES requirements. Further explanation of geology impacts and additional facts in support of these findings are found in Section V.D. of the FEIR. DI. The capacity of the Old Ranch Retarding Basin will be increased to 87.6 acre feet at elevation 12 so the peak flow exiting the Retarding Basin will be no greater than the pre-project condition thereby eliminating the increase of runoff due to the increase of impervious area. D2. The runoff from the 1O-acre area at the northwest comer of the project shall be diverted to the Old Ranch Retarding Basin. The capacity of the Retarding Basin will be further increased to accommodate this increase in flow to a capacity of 88.4 acre feet at elevation 12. 03. Additional capacity in the Old Ranch Retarding Basin to 100 acre feet at elevation 12 will be provided as a mitigation from the impact of drainage from future upstream development. This increase will be approximately 13 percent over the required holding capacity based upon Mitigation Measures 0- I and 0-2 above. 04. The inlet capacity of on-site catch basins will be constructed a minimum of 25% larger than that required by the City Engineer (i.e. beyond City requirements) in order to reduce the potential"for debris blockage during major storms. Resolution Number~ D5. The project shall reduce the impact of contaminants (oil, grease and rubber) by the use of Best Management Practices (BMP) used to conform to the requirements of the National Pollution Discharge Elimination System (NPDES) provisions in the Clean Water Act. The BMP's used will most likely be the use of oil and grease separators and/or vegetated areas used to biologically treat the contaminated runoff. 06. The amount of sediment movement during construction will be minimized by the use of NPDES BMP's, including, but not limited to, sandbags, silt fences, straw bales and rock check dams. 1 The construction and condition of the BMP's will be periodically inspected during construction and repairs will be made, when necessary, as required by the NPDES. D7. Prior to final project design, a project specific Drainage Report shall be prepared by a registered civil engineer in accordance with applicable requirements of the Orange County Flood Control District and the City of Seal Beach. The report shall describe the existing drainage network, existing capacity, pre-and post-project runoff volumes, and any necessary improvements to accommodate proposed project runoff volumes. D8. Prior to the issuance of grading or building permits, a comprehensive Water Quality Management Plan (wQMP) shall be prepared by a registered civil engineer or a registered professional hydrologist to protect water resources from impacts due to urban contaminants in surface water runoff. The plan shall be prepared in coordination with the Regional Water Quality Control Board, Orange County, and the City of Seal Beach to insure compliance with applicable NPDES permit requirements. The Plan shall include a combination of structural and non structural Best Management Practices (BMPs) as outlined in Countywide NPDES Drainage Area Management Plan. D9. On-site irrigation shall not produce standing pools of water on fairways that persist for more than five days. D 10. All project drainage facilities shall be kept free from vegetation and debris that causes any I runoff to become impounded for more than five days. E. Air Oualitv I. Potential Impacts Short -term construction-related air quality impacts related to fugitive dust and emissions from construction equipment will result from construction and grading on-site. The Project will increase local carbon monoxide concentrations in excess of federal 8-hour standards at one location. Construction of the proposed senior care tacility will expose sensitive receptors to significant air quality impacts. Long-term project-related emissions are expected to exceed regional air quality standards for carbon monoxide, reactive organic gases and Nitrogen Oxides. Each of these impacts is a significant and unavoidable adverse impact of the Project. Significant and unavoidable impacts are discussed in greater detail below. 2. Findinl! For each such impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. However, short-term and long-term air quality impacts resulting from the Project remain significant after mitigation. Specific economic, legal, I social, technological, or other considerations make infeasible the alternatives identified in the environmental impact report and any additional mitigation measures. Specifically, additional measures are infeasible because the project is located in a local and regional area of degraded air quality and virtually any project ,of a magnitude that would be economically viable and meet the Applicant's objectives constructed in the area would create significant air quality impacts. 3. Facts in Support of Find in I! Implementation of the following mitigation measures for air quality impacts will reduce such impacts as indicated in the FEIR, although not to a level ofinsignificance. Table 51 of the FEIR indicates that only the "No-Project" alternative would eliminate significant air quality impacts, and that no other alternative would eliminate significant air quality impacts. Further explanation of I I I Resolution Number ~~ geology impacts and additional facts in support of these findings are found in Sections V.C. and VII of the FEIR. E- I. Prior to the issuance of initial grading or building permits, the applicant shall obtain approval of an Air Quality Mitigation Plan by the Director of Development Services. The Plan shall address each applicable control measure from the 1997 Air Quality Management Plan as listed below in order to determine which control measures are feasible, recommend implementation conditions, and establish methods of applying conditions to contractors, buyers, lessees, tenants and occupants. The project applicant shall reimburse City costs of an independent, third-party peer review of this Plan. Construction (Short-Term) Impacts a) Use low emission mobile construction equipment. b) Water site and clean equipment morning and evening. c) Wash off trucks leaving the site. d) Spread soil binders on unpaved roads and parking areas e) Apply chemical soil stabilizers to all inactive construction areas (previously graded areas which remain inactive for 96 hours). f) Reestablish ground cover on construction site through seeding and watering on portions of the site that will not be disturbedfor lengthy periods (such as two months or more). g) Sweep streets if silt is carried over to adjacent public thoroughfares. h) Reduce trqffic speeds on all unpaved road surfaces to J 5 miles per hour or less. i) Suspend grading operations duringfirst and second stage smog alerts. j) SlIspend all grad~ng operations when sustained winds exceed J 5 miles per hour. k) Maintain construction equipment engines by keeping them tuned l) Use low sulfur fuelfor stationary construction equipment. m) Corifigure construction parking to minimize traffic interference. n) Minimize obstruction of through-traffic lanes. 0) Provide aflagper.'IOII to properly guide trqffic and ensure safety at COIlftruCtion sites. p) Schedule operations affecting trqffic for off-peale hours where feasible. q) Deve!op a trqffic plan to minimize traffic flow interference from COIIJ;truCtion activities (the plan may include advance public notice of routing). r) Utilize existing power sources (e.g. power poles) or clean fllel generators rather than temporary power generators. s) Develop a trip reduction plan to comply with SCAQMD Rille 2202. t) Schedule'goods movementsfor off-peale hours. II) Employ construction activity management techniques. such as: extending the construction period reducing the number of pieces of equipment used simllltaneously, increasing the distance between the emission sources: reducing or changing the hours of construction, and scheduling activity dllring off-peale hours. v) Provide on-site power sources during the early stages of the project. Resolution NUmber #/,bCJ w) Use low emission on-site stationary equipment (e.g. cleonfilels). x) Require a phased schedule for construction activities to minimize emissions. y) Provide rideshare area and transit incentives for construction personnel. z) Implement or contribute to an urban tree planting program to offset the loss of existing 1 trees at the construction site. Regional Air Quality - Long Tenn a) Provide local shuttle and regional transit systems and transit shelters. b) Provide bicycle lane, storage areas and amenities and ensure efficient parking management. c) Provide preferential parking to high occupancy vehicles and shuttle services and charge parkingfees to low occupancy vehicles d) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. e) Employers should provide variable work hours and telecommuting to employees. j) Provide dedicated turn lanes as appropriate and provide roadway improvements at heavily congested roadways. g) Provide lighter color roofing and road materials and tree planning programs to comply I with the AQMD Miscellaneous Sources MSC-nl measure. h) Comply with the AQMD Regulations and Stationary Sources Operations Enhanced Inspection and Maintenance to reduce emissions of proposed restaurant operations. i) Improve the thermal integrity of the buildings and reduce the thermal load with automated time clocks or occupant sensors. j) Provide on~wte services (e.g., A 1Ms, child care center: and other similar services) k) Employers to provide ridematching, guaranteed ride home, or cor pool or vanpool to employees. l) Employers to provide compen..'flltion, prizes or awards to ridesharers m) Synchronize traffic signals. n) Provide dedicated parking spaces with electricaloutletsfor electrical vehicles. 0) Install energy efficient street lighting. p) Landscape with native drought-resistant species to reduce water consumption and to I provide passive solar benefits.. q) Encourage the use of alternative filel or low emission vehicles. r) Introduce window glazing, wall insulation, and efficient ventilation methods. s) Provide incentives for solid waste recycling. t) Use devices that minimize the combustion of fossil filels. I I I Resolution Number~~ F. TransDortation/Circulation I. Potential Impacts Development of the Project combined with ambient growth will generate traffic that could significantly impact peak hour levels of service at six intersections. Two of those intersections are located in the City of Los Alamitos, which has indicated an unwillingness to impose necessary mitigation measures. In addition, regional growth in traffic is expected to create significant cumulative traffic impacts at 13 of the 26 study intersections by the year 20 I O. Cumulative and project-related significant impacts at two intersections in the City of Los Alamitos cannot be reduced to a level of significance. Impacts at these two intersections are significant and unavoidable adverse impacts of the Project. Significant and unavoidable impacts are discussed in greater detail below. 2. Finding For each such significant impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. To the extent cumulative and project-related transportation/circulation impacts at resulting from the Project at the intersections of Los Alamitos Boulevard at Katella Avenue and Bloomfield Street at Katella Avenue in the City of Los Alamitos remain significant after mitigation, specific economic, legal, social, technological, or other considerations make infeasible the alternatives identified in the environmental impact report and any additional mitigation measures. Specifically, the City of Los Alamitos does not favor the implementation of such measures in its jurisdiction. Nonetheless, as to such impacts, the City of Seal Beach further finds that the measures and alterations identified in the FEIR are within the responsibility and jurisdiction of another public agency and not the City of Seal Beach. Such changes can and should be adopted by the City of Los Alamitos. 3. Facts in SUDDOrt ofFindin8 The FEIR indicates that the implementation of the measures below will mitigate transportation/circulation impacts at study intersections to a level of insignificance. Traffic improvement measures to be implemented and the Traffic Impact Fees to be paid by the Applicant will result in the improvement of traffic circulation in the area, except at those intersections located in the City of Los Alamitos. Studies performed by the City's traffic consultant indicate that the issue of "cut through trips" generated by the Project through the unincorporated community of Rossmoor will not be significant. Further explanation of transportation/circulation impacts and additional facts in support of these findings are found in Section V.F. of the FEIR. FI. Prior to the application of each building permit, the applicant shall pay City Traffic Impact fees and/or post security in a manner meeting the approval of the Director of Public Works for the "fair share" costs of highway improvements attributed to the proposed project. The proposed project would significantly impact six key intersections in the Year 2001. Further, two intersections will require improvements related to providing access to the Old Ranch Towne Center site. The City of Seal Beach will require the project developers to pay a "fair-share" of the improvement costs for the six intersections as follows: #2: Los Alamitos Boulevard at Spring StreetlCerritos Avenue #3: Los Alamitos Boulevard at Katella Avenue #12: Seal Beach Boulevard at Lampson Avenue #13: Seal Beach Boulevard at 1405 NB Ramps-Old Ranch Parkway #14: Seal Beach Boulevard at 1405 SB Ramps-Beverly Manor Resolution Numbe~&;~ # 17: Seal Beach Boulevard at Westminster Avenue F2. Prior to the application for the first building permits for the Towne Center commercial center, the applicant shall obtain approval by the Director of Public Works of a delivery vehicle access and loading plan including vehicle turning templates (AASHTO WB-50 and SU-JO design vehicles) analyses demonstrating adequate turning areas. The Director of Public Works shall require that vendors will be informed of the loading dock location and orientation. F3. Prior to applications for building permits, the applicant shall obtain approval by the Director of Public Works of a Bus Stop and Pedestrian Access Plan. I G. Biolol!ical Resources I. Potential ImDacts Development of the Project will result in the relocation and expansion of the existing habitat areas on-site. A number of existing trees are to be removed as part of the development of the Project. 2. Findin2 For each such impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. 3. Facts in Support ofFindin2 The Project is required, through the mitigation measures set forth below, to minimize impacts on fish, wildlife and vegetation habitat by consulting with and obtaining permits I from the California Department of Fish and Game and the u.s. Army Corps of Engineers. In addition, the mitigation measures require the protection and preservation of significant portions of the trees located on-site. Further explanation of biology impacts and additional facts in support of these findings are found in Section V.G. of the FEIR. G 1. Prior to project construction, the California Department ofFish and Game shall be notified pursuant to California Fish and Game Code Sections 1601-1603 and the U.S. Army Corps of Engineers in conjunction with their 404 permit process. The proposed project shall provide all required compensation for impacts to on-site wetland habitats. G2. International Society of Arboriculture (ISA) pruning standards shall be followed on all trees. General pruning guidelines including specifications for making correct pruning cuts, branch selection for different purposes, and topping, as provided by the arborist, shall be followed. G3. After project construction, trees that have been. topped in the past shall undergo reconstructive pruning to improve tree structure and reduce hazards. G4. All contractors, subcontractors, equipment operators, etc. shall be informed concerning tree preservation standards and procedures. Tree protection guidelines and procedures shall be incorporated into all construction and grading agreements. The project arborist and job superintendent shall oversee all tree protection requirements. I G5. Prior to any construction activity, tree protection zones shall be delineated for all trees to be preserved. The protection zone will be either: I) five feet from the outside of the dripline of the tree canopy or 2) one foot radius from the trunk for every I-inch of truck diameter, whichever is greater. If construction activity is planned within any tree protection zone, a case-by-case evaluation will be made by an ISA Certified Arborist. 06. Prior to any grading or construction activity, a 4-foot high protective fence consisting of chain-link wire or fluorescent webbing attached to steel line posts shall be constructed around the protection zone of all preserved trees. Laminated "tree protection zone - no construction activity" signs will be attached to the fence. This fence is to remain in place throughout the construction period. I I I Resolution Numbe~~~ G7. If contact with the tree crown is unavoidable and tree damage will occur, as ISA Certified Arborist shall prune the conflicting branch(es) using ISA standards. Where trenching is necessary in areas that contain tree roots, tree roots shall be pruned using a Dosko root pruner or equivalent. All cuts shall minimize ripping, tearing, and fracturing of the root system of the impacted tree. The trench shall be made no deeper than the depth of grading or trenching necessary. G8. In order to avoid draining or leaking equipment fluids near preserved trees, fluids such as: gasoline, diesel, oils, hydraulics, paint, brake and transmission fluids and glycol (anti-freeze) shall be disposed of properly. Construction equipment shall be parked at least 50 feet away from existing trees to avoid the possibility ofleakage of equipment fluids into the soil. G9. In areas affected by grading or excessive construction dust, the tops and undersides of foliage will be washed with a strong water stream every two weeks in morning hours before 10:00 a.m. to control mite and insect populations. G 10. If irrigation systems or schedules or drainage/runoff patterns are changed by construction activities, an assessment of irrigation needs shall be conducted to protect the health of the trees to be preserved. This may require the installation of a temporary irrigation system or mobile watering by a water truck. G 1 I. All trees to be removed shall be clearly marked at the base of the trunk and at 4 1/2 feet above ground to avoid removal of the wrong tree. Gl2. All major tree trimming shall be scheduled so as to not disturb birds-of-prey during nesting periods and Monarch Butterfly overwintering as well as to prevent infestation by the Eucalyptus Long-horn Borer. All major tree trimming shall be completed by October 31 in order to avoid infestation by the Eucalyptus Long-horned Borer, the nesting season for birds-of-prey, and Monarch Butterfly clustering. G 13. All mature trees lost as a result of project development shall be replaced pursuant to the following ratios: a) eucalyptus: 4 to I using 24-inch box trees; and b) non-eucalyptus: 2 to I using 36- inch box specimens. Gl4. All ornamental ponds, pools, water hazards or lakes shall be kept free of emergent vegetation, both of which provide harborage for mosquito breeding. These water bodies shall also be stocked with mosquito fish. Gl5. Grass clippings shall either be removed from the site or composted in a manner that does not breed flies. GI6. All structures shall be constructed in a manner to exclude rats from gaining "indoor access." G I 7. All landscaping shall be open and skirted as necessary to exclude rats from nesting in enclosed thickets ofvegetation. H. Enert!V I. hnpacts Section V.H. of the FEIR indicates that energy-related impacts of the Project are not anticipated to be significant. However, the City has imposed, and the Applicant has accepted, the foUowing mitigation measures to reduce the energy consumption created by the Project. HI. Development plans will be provided to the Southern California Gas Company and the Southem California Edison Company as they become available in order to facilitate engineering, design and construction of improvements necessary to provide electrical, natural gas, and telephone services to the Bixby Old Ranch site. H2. The applicant will comply with guidelines provided by the Southern California Gas Company and the Southern California Edison Company in regard to easement restriction, construction guidelines, Resolution Number "h~() protection of line easements, and potential amendments to rights-of-way in the areas of any existing easements. H3. Building energy conservation will be largely achieved by compliance with Title 20 and 24 of the Energy Conservation Code. Title 24, California Administrative Code Section 2-5307(b) is the California Energy Conservation Standard for New Buildings which prohibits the installation of fixtures unless the manufilcturer has certified to the CEC compliance with the flow rate standards. Title 24, California Administrative Code Section 2-5452(i) and 0) address pipe insulation requirements which can reduce the amount of water used before hot water reaches equipment or fixtures. Title 20, California Administrative Code Sections I604(t) and 1601 (b) are Appliance Efficiency Standards. 1 H4. In order to conserve energy devoted to space heating and air conditioning, active and passive solar techniques will be encouraged whenever possible within the project. Active solar systems include the use of solar space and hot water heating for buildings, swimming pools, etc. Passive systems involve orienting buildings properly, planting trees to take advantage of the sun, providing adequate roof overhangs, making sure that walls are properly insulated, and installing simple heat storage systems. HS. Electric vehicle charging facilities shall be provided for a minimum of two vehicles and a maximum offour vehicles. I. Hazards I. Imoacts No significant impacts related to Hazards were identified in the FEIR No mitigation measures are proposed. J. Noise I. Potential Impacts I Project construction will create significant short-term increases in ambient noise. Without mitigation and sound attenuation, some noise-sensitive uses on portions of the Project site, such as the senior care facility will be exposed to excessive noise impacts on occasion from the 405 Freeway and Seal Beach Boulevard traffic. Although "single-event" and emergency noise levels from aircraft operations at the Los A1arnitos Armed Forces Reserve Center could exceed established noise thresholds, such incidents are infrequent. 2. Finding For each such impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. 3. Facts in SUDDort ofFindinll: The Project is required, through the mitigation measures set forth below, to minimize noise impacts and to implement sound attenuation measures that will reduce present and projected interior and exterior noise to specified levels that meet State regulations. Impacts from construction will be reduced to a level of insignificance by controUing the hours of construction in close I proximity to residential uses. Potential buyers, renters, tenants and other parties will be made aware of potential noise impacts through notifications provided by the Applicant. Further explanation of biology impacts and additional facts in support of these findings are found in Section V.J. of the FEIR. J I . Construction in areas within 500 feet of residential development shall be limited to the hours of 7:00 AM to 8:00 PM on Monday through Saturday. Construction activities shall not be permitted in these areas on Sundays or Federal holidays. Use of heavy grading equipment (such as impact hammers and pile drivers) shall be limited to the hours of8:00 AM to 5:00 PM on Monday through Friday. J2. All noise sensitive land uses shall be sound attenuated against present and projected noise, which shall be the sum of all noise impacting the project, so as not to exceed an exterior noise standard I I I Resolution Numbe#6 t, ~ of65 dB CNEL in outdoor living areas (e.g., for senior assisted living units) and an interior standard of 45 dB CNEL in all habitable rooms. Evidence prepared under the supervision of a County-certified acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted as foUows: ' A Prior to the recordation of a linaI tract/parcel map or prior to the issuance of Grading Permits, at the sole discretion of the City, an Acoustical Analysis Report shall be submitted to the Director of Development Services, for approval. The report shall describe in detail the exterior noise environment and preliminary mitigation measures. Acoustical design features to achieve interior noise standards may be included in the report in which case it may also satisfY "B" below. B. Prior to the issuance of any building permits, an acoustical analysis report describing the acoustical design features of the structures required to satisfY the exterior and interior noise standards shall be submitted to the Director of Development Services for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report(s) have been incorporated into the design of the project. C. Prior to the issuance of any building permits, all freestanding acoustical barriers must be shown on the projects plans illustrating height, location and construction in a manner meeting the approval of the Director of Development Services. D. Prior to the issuance of any Certificates of Use and Occupancy, field testing in accordance ~ with Title 25 regulations shall be required by the Director of Development Services to verifY compliance with all applicable design standards. E. The project applicant shall reimburse the City for the costs of an independent third party peer review of this evidence. 13. All structures shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources to meet the interior noise criteria as set forth below: a) commercial - 50 CNEL; b) hotel- 45 CNEL; and c) senior assisted living - 45 CNEL. d) residential- 45 CNEL Not withstanding any land use characterizations, all sensitive land uses (including the senior assisted living/Alzheimer's carelskilled nursing fitcility) shall be sound attenuated against present and projected noise levels, which shall be the sum of all noise impacting the project, so as not to exceed an exterior noise standard of 65 CNEL in outdoor living areas and an interior standard of 45 CNEL in all habitable rooms. Prior to the issuance of any building permits, evidence prepared under the supervision of a County-certified acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted to the Director of Development Services in the form of an Acoustical Analysis Report describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard and which indicate that the sound attenuation measures specified have been incorporated into the design of the project. Prior to the issuance of any Certificates of Use and Occupancy, field testing in accordance with City policies shall be required by the Director of Development Services to verifY compliance with all applicable design standards. J4. Prior to the issuance of building permits, the applicant shall agree by executing an agreement with the Director of Development Services requiring that the applicant will provide to each prospective buyer, renter, or lessee of noise sensitive land uses (e.g., senior assisted care units) a written disclosure that certain buildings or units (without windows and doors closed) and outdoor areas could be subject to noise levels above State and City standards or policies for noise sensitive land uses. Such notification shall be included in all initial escrow documents as well as all subsequent sales or 1ease documents. Such notification shall be in language approved by the Director of Development Services and shall be fonnalized in written Covenants, Conditions and Restrictions (CC&R's) recorded on the title of each noise sensitive land use building site. In addition, each advertisement, solicitation and s8Ies brochure or other literature regarding noise sensitive land uses shall contain the approved notification language. Notification shall also stipulate that the area is subject to occasional overf1ights, and that in Resolution Number~ the event the Los Alarnitos AFRC is activated for use as a Disaster Support Area, noise levels could significantly increase for an unknown period of time due to increases in airfield operations. The agreement shalI also provide that prior to the close of escrow with initial buyers, the written disclosure must be acknowledged and signed by all initial buyers, their signature notarized and deposited in escrow with instructions to the escrow holder to deliver the executed disclosure form to the City Clerk within three working days after the close of escrow. I. Potential Impacts 1 K. Public Services Development of the Project with new residential, commercial and institutional uses will create some additional demand for police and fire services. 2. Findinl[ For each such impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. 3. Facts in SUDDOrt of Find in I[ The Project is required, through the mitigation measures set forth below, and the Development Agreement, to pay police and fire service fees and a fair-share contribution for additional law enforcement and fire services, as necessary. In addition, the Police and Fire Departments will review Project plans in advance to implement measures that will help prevent crime and fires. The Applicant will provide a community policing center within the commercial center to assist with crime prevention efforts. Compliance with Uniform Building Code and fire protection measures will make the new construction less susceptible to fire. Further explanation of Public I Services impacts and additional facts in support of these findings are found in Section V.K. of the FEIR. . K 1. Prior to final approval of a vested tentative tract/parcel map the project applicant shall enter into a Development Agreement with the City of Seal Beach. Said agreement shall establish, if required, any payment of the project's fair-share contribution to offset project impacts on public facilities and services including the need for additional law enforcement and fire protection facilities and staffing. K2. The City of Seal Beach, Community Development and Police Departments shall review and approve all detailed project plans, improvement plans, and architectural elevations in relation to the following issues: adequate street and security lighting, clearly marked streets and building identification, adequate internal circuIation and surveillance for patrol officers, and provision of alarm systems. K3. All new structures shall provide roofing materials of a Class B roofing assembly or better. K4. All new structures shall install automatic fire sprinkler systems that meet National Fire Protection Association Standards, in accordance with the provisions of the Code of the City of Seal Beach. K5. All water mains and hydrants shall provide required fire flows in accordance with requirements of the Orange County Fire Authority. K6. All structures shall be constructed pursuant to Uniform Building Code requirements relative to fire protection. I K7. The project proponent will pay the statutory school fee, as applicable to the project, to the Los Alarnitos Unified School District. Current capital facility rates allowed for the mitigation of school impacts in the State are set at $ 1.72 per square foot of assessable space for residential construction and $0.28 per square foot for commerciaIfmdustrial projects. L. Utilities/Service Systems 1. Imoacts I I I Resolution Numbe~~t? Section V.L. of the FEIR indicates that impacts of the Project related to Utilities and Service Systems are not anticipated to be significant. However, the City has imposed, and the Applicant has accepted, the following mitigation measures to reduce water consumption, wastewater and solid waste generation. LI. All water lines and related filciIities shall be designed and installed pursuant to the requirements of the City of Seal Beach. Detailed improvement plans shall be prepared and submitted to the City of Seal Beach, Public Works Department for review and approval prior to project construction. L2. The project applicant shall be required to pay their "fair-share" cost for improvement of any off-site water filciIities necessary to serve the proposed project. L3. Automatic sprinkler systems, soil sensors or other best available technology shall be utilized in the irrigation of the reconfigured golf course and other landscaped areas. L4. Mulch and other soil covers shall be utilized in all landscaped areas in order to reduce irrigation demands and increase the water-holding capacity of the soil. LS. The proposed project shall comply with local and State laws requiring water efficient plumbing fixtures in order to minimize water consumption. These laws mandate the use of low volume flush toilets in all buildings; establish efficiency standards that set the maximum flow rates for showerheads, faucets, etc.; prohibit the use of non-conforming or substandard plumbing fixtures; and establish pipe insulation requirements to reduce the amount of water used before hot water reaches the fixture. L6. If available, reclaimed water shall be utilized to irrigate the reconfigured golf course and landscaped areas. The on-site water distribution system shall be initially designed and constructed in a manner to provide separate reclaimed water lines for landscape irrigation areas. The proposed project shall comply with all City of Seal Beach and Regional Water Quality Control Board Requirements for the installation and operation of this reclaimed water system. L 7. All sewer and reclaimed water lines and any related facilities shall be designed and installed pursuant to the requirements of the City of Seal Beach and the County Sanitation District of Orange County. Detailed improvement plans shall be prepared and submitted to the City of Seal Beach and the County Sanitation District of Orange County for review and approval prior to project construction. L8. The project applicant shall be required to pay their fair share cost of any off-site wastewater transmission or treatment facilities as well as required sewer connection fees to the City of Seal Beach. L9. Concurrent with approval of site plans for proposed commercial, hotel, restaurant, seniors care and residential uses, detailed plans shall be submitted delineating the number, location, and general design of solid waste enclosures and storage areas for recycled material. LI O. The project developer shall adhere to all source reduction programs for the disposal of construction materials and solid waste required by the City of Seal Beach. L II. A facility shall be provided adjacent to or within the reconfigured golf course for the collection of green waste from the golf course and other on-site landscaped areas. Collected green waste shall either be composted and used on-site or be made available to the City for collection. Ll2. Prior to issuance of a building permit, the project proponent shall complete a Master Water Study for submittal to the Seal Beach Public Works Department. The study should assess available water resources and improvements to the water system required to serve the proposed project and meet fire flow demands. The specific contents of the study should be determined in coordination with the Public Works Department. The project applicant shall reimburse the City for the costs of an independent, third party peer review of this study. LI3. Based on the recommendations contained in the Master Water Study, the project proponent shall pay a fair share of the cost required to offset project impacts on off-site water systems. L I 4. Monitoring of landfills is outside the jurisdiction of the City of Seal Beach. Monitoring of the landfills on the Los AIamitos AFRC by the AFRC should be conducted to determine the potential for Resolution Number ~ subsurfiu:e methane gas at these locations. Ifsignificant amounts (five percent of volume) of methane gas are found in these monitoring samples, mitigation activities by the AFRC should include the J1ecessary passive venting systems, building liners or other methods to prevent those gases from impacting future project development on private properties adjacent to the AFRC. M. Aesthetics 1. Imoacts I Development of the proposed commercial, residential and institutional uses on the Project site will result in the conversion of primarily vacant and open space land to improved uses. This development will replace views of open space and the golf course with views of commercial and residential structures and parking lots. Construction of commercial, residential and institutional structures will create new sources of light and glare in an area which previously was mostly vacant land. Development of the commercial center will require the removal of a portion of the eucalyptus windrow along Seal Beach Boulevard. This latter impact is a significant unavoidable impact of the Project. Significant unavoidable impacts are discussed below. 2. Findings For each such significant impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. To the extent aesthetic impacts resulting from the removal of eucalyptus trees remain significant after mitigation, specific economic, legal, social, technological, or other considerations make infeasible the alternatives identified in the environmental impact report and any additional mitigation measures. Specifically; although the loss of eucalyptus trees has been minimized, commercially viable development on the Property is not economically viable without the removal of I some portion of the trees to make way for construction and to provide a line of site to the street. In addition, the removal of some trees is necessary for safety reasons, in that some trees are diseased and not properly maintained and pose a threat to pedestrians and motorists. Finally, some trees must be removed to increase visibility at driveways in the Project, which would otherwise be unsafe. 3. Facts in SUDDort ofFindinl! The mitigation measures set forth below will avoid or substantially lessen aesthetic impacts arising from the change from open space to developed property. Appropriate landscaping will enhance developed areas, and articulated, thematically cohesive architecture will create a visually pleasing commercial development. The more aesthetically objectionable elements of commercial development, such as roof-mounted equipment and refuse areas, will be screened from public view. Mitigation measures have been imposed to limit the number of eucalyptus trees permitted to be removed and to protect those that are to be removed. Trees removed will be replaced on site at an increased ratio. Project lighting from commerciallinstitutional uses and' the golf course will be designed so as to minimize spillover off the site. Further explanation of Aesthetics impacts and additional facts in support of these findings are found in Section V.M. of the FEIR. M I. Prior to issuance of building permits for any proposed commercial, hotel, restaurant, senior care fiIcility, or residential uses, the project proponent shall submit project plans (including landscape plans and illustrative elevations) to the Director of Development Services for approval. Said plans shall reflect the following: lJ All open areas not used for buildings, including but not limited to: parking lots, service areas, walls, walkways, and courtyards shall be attractively landscaped in accordance with landscape plans prepared by a licensed landscape architect. I lJ Concentrated perimeter landscaping shall be installed along Seal Beach Boulevard, Lampson Avenue and the 405 Freeway northbound off-ramp in order to maintain and enhance views from along these roadways. I I I Resolution Number~~~~ IJ A fully automated irrigation system shall be included in the landscape plans for the project and all landscaped areas should be maintained in good condition throughout the life of the project. IJ All buildings and landscaping proposed for the site shall present a cohesive image with attention to compatible materials, building proportion, signage, and architectural styles. IJ All proposed signage and identification used for buildings, parking lots, access roadways, etc. shal1 comply with the sign ordinance of the City of Seal Beach. IJ To the degree feasible, the bulk of buildings shal1 be minimized through articulation of the building mass with offsets, stepped terraces, changes in plane, and other such methods in order to reduce the visual impact of the project as viewed from Seal Beach Boulevard, Lampson Avenue, Rossmoor Highlands, and the 405 Freeway. IJ Rooftop equipment shall be screened from all off-site vantage points and mechanical equipment shall be contained within rooftop enclosures. Rooftop screening materials shall be complimentary in material and color to the building's exterior. Rooftop structures, unless an integral part of the building's design, shall not exceed the maximum allowed parapet elevation. IJ Service areas shal1 be screened from off-site view and trash containers shall be enclosed using materials complimentary to the commercial buildings. M2. Prior to submittal of final project plans, a photomontage showing illustrative project elevations in their proposed setting shall be prepared by the project proponent and submitted to the City Development Services Department to illustrate how views from the Seal Beach Boulevard, the 405 Freeway northbound off-ramp, Lampson Avenue, the Rossmoor Highlands in Los A1arnitos and the Bixby Office Park would be altered by the proposed project. The photomontage shall demonstrate compliance with Mitigation Measure M- I above. M3. Prior to approval of final project plans, a landscape plan for common areas of the project site including street trees, shall be prepared by a licensed landscape architect and submitted to the Director of Development Services, and the City Street Tree Division of the Parks and Recreation Department for approval, after review and comment by the City Tree Preservation Committee. This plan shal1 include a 4O-foot landscaped setback along the Seal Beach Boulevard frontage containing the existing eucalyptus tree row. M4. An inventory and relocation plan for existing trees on-site shall be submitted to the Development Services Department for approval prior to issuance of building permits. Where trees cannot be relocated, the City shall require the replacement of mature trees pursuant to the following ratios: a) eucalyptus: 4 to I using 24-inch box trees and b) non-eucalyptus: 2 to I using 36-inch box specunens. MS. A Eucalyptus Wmdrow Preservation Plan shal1 be prepared by a licensed arborist or a landscape architect and submitted to the Department of Development Services and the Street Tree Division of the Parks and Recreation Department for review and approval prior to or concurrent with tentative parcel tract maps or grading permits. Said Plan shall preserve an estimated 80% of the existing eucalyptus trees, but in no event shall more than 30"10 of the existing trees be removed. Said plan shall include a long-term maintenance and financing component which shall be included in the Development Agreement to be executed between the project proponent and the City of Seal Beach. M6. A Eucalyptus Tree Removal Permit shall be obtained by the project proponent as required for the proposed removal of on-site eucalyptus trees with a trunk diameter greater than 12 inches prior to or concurrent with tentative parcell tract maps or grading permits. M7. The ten foot high landscaped berm along Lampson Avenue adjacent to the proposed driving range shall be as steep and as close to Lampson Avenue as possible to shield views from this roadway. Plans shall be approved by the City Engineer as part of the approval of golf course grading plans. Resolution Number~~~ M8. The area vacated by the existing driving range which fronts on Lampson Avenue shall have a landscaped buffer planted and maintained along the project-side of the roadway edge. This shall be completed prior to final inspection of the relocated public/private driving range. M9. A landscaped buffer ofno less than ten (10) feet shall be provided along the northern perimeter of Development Area D (the proposed residential site) and the eastern perimeter of Development Areas A (Old Ranch Towne Center) and D to ensure privacy and screen views to and from the adjacent residential neighborhood in Los Alarnitos. These shall be completed prior to final inspection 1 of any building within these development areas. MIO. Prior to issuance ofa building permit, a lighting pian for the project site specifYing the location and type of all exterior light sources, including street lights, parking lot and driving range lights, shall be prepared and submitted to the Department of Development Services for approval. The project proponent shall reimburse the City for the costs of an independent third party review of lighting plans. MI I. Street, parking lot, and other common area lighting shall use low or high-pressure sodium units, metal halide, clean lucalox or other efficient lighting technology. M12. All outdoor lighting should be shielded, directed downward, and have sharp cut-off qualities at property lines, in order to minimize light and glare spillover effects. M 13. The landscape plan for the project shall concentrate landscaping along the periphery of the site and in other areas to minimize impacts on adjacent uses from automobile headlights and other light sources. M 14. Commercial buildings as well as the proposed hotel, restaurant and senior care structures shall use minimally reflective or tinted glass and all materials should be selected with attention to minimizing glare impacts to off-site areas, particularly the AFRC, the 405 Freeway, Seal Beach Boulevard, Lampson Avenue, and adjacent residential uses. I MIS. Paved areas should be textured and large expanses of concrete or high gloss tile should be avoided. M16. Interior parking lot landscaping shall cover no less than 5% of the parking lot areas on-site. N. Cultural Resources I. Impacts Because construction is proposed in the general vicinity of previously recorded archaeological sites, although no such site has been identified on the Property, there is the potential that cultural resources could be impacted by Project construction. Subsurface disturbance of soils during grading might impact paleontological resources, although no such resources are known to be in the vicinity. 2. Finding For each such significant impact identified in the FEIR, changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those mitigation measures are identified below. 3. Facts in Support of Finding I No cultural or paleontological resources are known to exist on the Project site. However, adherence to the mitigation measures set forth below will substantially lessen or avoid any such potential impacts by requiring a cultural resources survey of the site prior to earth moving to identitY any areas where cultural resources are present. An archaeologist and Native American monitor will be on site during earth moving and disturbance to protect any cultural resources discovered, and to ensure that legal requirements related to such resources are complied with. In the event evidence of any paleontological resource is uncovered, a qualified Paleontologist will conduct an approved mitigation program. Further explanation of Aesthetics impacts and additional facts in support of these findings are found in Section V.N. of the FEIR. I I I Resolution Numbe~~ N I. A Phase I archaeological survey shall be undertaken by an archaeologist and Native American monitor appointed by the City of Seal Beach City Council prior to any earth moving operations. The Archaeological Advisory Committee shall review and provide comments and recommendations to the City Council regarding the proposed scope of field investigation to be completed for the Phase I survey. Such scope of work shall contain at a minimum the following: a description of the walk-over field survey methodology, including transect field spacing for the walk-over; a description of the subsurface field sampling plan to be utilized, consisting of test borings and minimum Ix I meter test pits; and a description of additional field investigations if cultural resources are identified in the Phase I Investigation. N2. An archaeologist and a Native American Monitor appointed by the City of Seal Beach City Council shall be present during earth removal or disturbance activities related to rough grading and other excavation for foundations and utilities that extend below five feet of the pre-grading surface elevation. If any earth removal or disturbance activities result in the discovery of cultural resources, the project proponent's contractors shall cease all earth removal or disturbance activities immediately and notifY the City selected archaeologist and/or Native American Monitor, who shall immediately notifY the Director of Development Services. The City selected archaeologist will have the power to temporarily halt or divert the excavation equipment in order to evaluate any potential cultural material. The City selected archaeologist shall evaluate all potential cultural findings in accordance with standard practice, the requirements of the City of Seal Beach Archaeological and Historical Element, and other applicable regulations. Consultation with the Native American Heritage Commission and data/artifact recovery, if deemed appropriate, shall be conducted. N3. If potentially significant cultural resources are encountered during earth removal or disturbance activities, a "Test Phase", as described in the Archaeological and Historical Element of the City General Plan is required and shall be performed by the City selected archaeologist, and if potentially significant cultural resources are discovered, a "Research Design document" must be prepared by the City selected archaeologist in accordance with the provisions of the Archaeological and Historical Element of the General Plan. The results ofthe test phase investigation must be presented to the Archaeological Advisory Committee for review and recommendation to the City Council for review and approval prior to continuation of earth removal or disturbance activities in the impacted area of the proposed project. N4. Project-related earth removal or disturbance activity is not authorized until such time as the "Test Phase" research is completed and accepted by the City Council and until a written "Authorization to Continue Earth Removal-Disturbance Activity" is issued by the Director of Development Services to applicant for the impacted area of the proposed project. N5. During all "test phase" investigation activities occuning on site, the City selected archaeologist and the Native American monitor shall be present to conduct and observe, respectively, such "test phase" investigation activities. N6. Should any human bone be encountered during any earth removal or disturbance activities, all activity shall cease immediately and the City selected archaeologist and Native American monitor shall be immediately contacted, who shall then immediately notifY the Director of Development Services. The Director of the Department of Development Services shall contact the Coroner pursuant to Section 5097.98 and 5097.99 of the Public Resources Code relative to Native American remains. Should the Coroner determine the human remains to be Native American, the Native American Heritage Commission shall be contacted pursuant to Public Resources Code Section 5097.98. N7. If evidence of subsurface paleontologic resources is found during construction, excavation and other construction activity in that area shall cease and the contractor shall contact the City Development Services Department. With direction from the City, a Orange County Certified Paleontologist shall prepare and complete a standard Paleontologic Resource Mitigation Program. O. Recreation I. ImDacts Development of the Project is not expected to significantly impact any recreational facility or use. The Project includes upgrading the existing golf course and preserving it for golf course uses for at least 30 years. The Project also proposes that the driving range will be Resolution Number~ opened to public use. The Project also includes the dedication of the existing tennis club facility to the City, along with operational funds, for use as a public recreation/community center. The residential component of the project includes the development of a 2.5 acre park adjacent to the residential community. Nonetheless, the following mitigation measures have been imposed by the City and accepted by the Applicant. 01. Prior to final approval of a vested tentative tract map for the commercial center, the project applicant shall enter into a Development Agreement with the City of Seal Beach which shall specifY that the project proponent will: 1 a) offer for dedication to the City of Seal Beach the 6.74 acre Bixby Old Ranch Tennis Club facility for public recreation purposes; b) provide an on-site joint use publidprivate driving range; c) provide a 2.5 acre improved park facility adjacent to the residential component of the Project. III. STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE BIXBY OLD RANCH TOWNE CENTER CONCEPT PLAN AND RELATED DISCRETIONARY ACI10NS The foUowing Statement of Overriding Considerations in connection with the Bixby Old Ranch Towne Center Concept Plan and related discretionary actions is hereby adopted by the Seal Beach City Council ("Council") pursuant to the requirements of the California Environmental Quality Act, Public Resources Code section 21000 et J!!lQ. ("CEQA"). CEQA requires the decision-making agency to balance the economic, legal, social, technological or other benefits of a project against its unavoidable environmental risks when I determining whether to approve the project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered acceptable (CEQA Guidelines section 15093(a)). CEQA requires the agency to provide written findings supporting the specific reasons for considering a project acceptable when significant impacts are unavoidable. Such reasons must be based on substantial evidence in the EIR or elsewhere in the administrative record (CEQA Guidelines section I5093(b)). Those reasons are provided in this Statement of Overriding Considerations. The Council finds that the economic, social or other benefits of the Project outweigh all of the Project's significant and unavoidable impacts discussed in Article II of this Statement of Environmental findings and any other remaining significant effects found to be unavoidable. In making this finding, the Council has balanced the benefits ofthe Project against its unavoidable impacts and has indicated its willingness to accept those adverse impacts: The Council finds that each one of the folIowing benefits of the Project, independent of the other benefits, would warrant approval of the Project notwithstanding the unavoidable impacts of the Project. A. Preservation of the existinl!: golf course. The City and Applicant have agreed, in the form of a binding Development Agreement, that the existing Old Ranch Golf Course will be preserved for golf course and related uses for a period of at least 30 years. This agreement ensures that a large section of Bixby property will remain as open space, and used for recreational purposes, for the foreseeable future, with the exception of ancillary structures on the golf course, such as the clubhouse and maintenance facilities. B. Dedication of the Old Ranch Tennis Club to the City for community recreation Dumoses. I . The Applicant has offered to dedicate the Old Ranch Tennis Club and all its improvements to the City in fee simple absolute. This presents a significant opportunity for the City to acquire at no cost to the City a large, commercially zoned, parcel and preserve the property and facility for community uses. In addition, the Applicant will pay the City significant funds for the maintenance of the Tennis Club. C. A comprehensive development prol!l'lllTl for underutilized and vacant proDertv. I I I Resolution NUmbe~~~ The affected Property is among the last undeveloped areas of the City. Under existing zoning and general plan designations, various parcels could have been sold and developed with much more intense uses than those proposed as part of the Project, without the comprehensive planning process that has been undertaken for the Project. D. DeveloDment which does not affect the ooerational capabilities of the Los Alamitos Armed Forces Reserve Center Cn AFRC"). The Project has been judged to be consistent will! the applicable Airport Environs Land Use Plan (AELUP) and the AICUZ study. The Department of the Army has indicated that the AICUZ study represents the armed forces' plan for operations at the AFRC for the foreseeable future. It does not appear that the Project will have an adverse effect on the AFRC's operations. E. Development which is at least fisca1lv neutral. and preferablY. fiscally beneficial to the City. Fiscal impact studies indicate that the fiscal benefit of the Project to the City will be substantial, with a cumulative revenue surplus of $13.9 million estimated in fiscal year 2009-10. In addition, the Applicant has agreed to pay significant development impact fees, to pay over $1,000,000 to the City for various projects and improvements, to provide needed street and drainage improvements at its own cost, and to dedicate significant parcels of property to the City. F. Development which can mitigate proiect-related traffic and noise impacts. The record indicates that traffic impact fees paid by the applicant and traffic improvements installed as part of the Project will improve traffic conditions in the vicinity of the Project, with the exception of two intersections located outside the City of Seal Beach. The Applicant is dedicating property that can be used in the future for freeway off-ramp widening. G. Minimized Traffic and Air Duality ImDacts Development of the Project under the Concept Plan will lead to commercial development that is less intense than what is permitted under the existing General Plan and Zoning. This less intense development will result in less significant air quality and traffic impacts than could be expected under the current General Plan and Zoning. H. New Park The proposed residential component of the Project includes the provision of a new improved park adjacent to the residential development and the golf course. The proposed 2.5 acre park exceeds City requirements. .. .. Resolution NUmber~ "EXHIBIT C" MITIGATION MONITORING PROGRAM BIXBY OLD RANCH TOWNE CENTER EIR MmCATION MEASURE A. LAND USE SPECIFIC ACTION A-I. DcWIed ......:1.,.._l pJam fur ~,_a Include walll, Isndooapcd Area A. B ond D shsIJ incIudo waUs, buff.... ond IICIhadoI in ........... bumn ond luilding _ in proj... pi.... order 10 eIiminoIe .....-.w _ willi ~_ond.~..diu...._ Theoe _led pImI shsIJ be ..bmiaaI fur rovicw ond lIppI'lIYIII by the Director <I: ~,_a s...;... prier 10 ... ........... willi lIppI'lIYIII <I: 6noI oubdivisian "'"P' ... pIol pi.... A-2. DoWIod piano fur .... Il!jaoonIIo ~ Include perimeIer A...... (Oo\........_a Arcos C, D ond E) shsIJ l.........in8 and .......... in incIudo rem-- ............. ond luildin& ....j... pi.... _10 .....llllI11pIlibiIi willi the Scenic iii""'" _ 01' the Cily 00ncrsI Plan. Theoe _led pImI shsIJ be ..bmiIIed fur rovicw ond lIppI'lIYIII by the Director <I: DcNdqJmaj s.w. pier to ('I' conaarcd willi the lIppI'lIYIII 01' 6noIlUbdivioicn ...... ... pIolpImL M. DcWIed ............. pIonl fur DoYeIcpmall Review <l:proj... pi.... Area A oboU be ~ fur rovicw ond lIppI'lIYIII by the Director <I: DoYeIcpmall _ 10 ..... thoI no ..... ...., 20% <I: ccmmcn:iol"""",isdewadlo_ B. SOCIa-ECONOMICS No MitipIlon M...........-l Co GEOLOGY N/A MmCATION MILESTONE Review and approval of lundin8 ond I_po pi.... Review and opprovoI of buildins and landIcope p..... RESPONSIBLE MONITORING PARTY 1 city of Seal Beod1, Development Sem... ~ city or Seal Beod1, Development Sem... DcparImonI Review ond _I or City or S..I Beod1, building plans. Development Services ~ I N/A c-l. Prier 10 ........ of a p1Iding pennil, the prl!ject Pnparc fmal potcc:IuUcal R.view and opprovoI of City or Seal Beod1, .......... oboU ....... a ............ report 10 ........ padins pi.... EnBineerin& Departmeol the Cily ~ fur lIppI'lIYIII. The report_ include the irdbrmdion and be in . form . requ.... by the Otanp c:oumy Clradq MIIIllII. _ '.4 ond the Otanp c:oumy Exl:avIlion ond Onding Codo, _7-1-819. 1'Iqj'" .......... ....1 ........... City ..... <I: ...,........a thinI.porty ...... rovicw <I: said "..Ao.l..;..Jreport. c-2. The ....j... oppli..... ohaIl incorporaIe measures to mitipte expIMive IOiI ooncIili.... ............blelcollopoibl. soil conditions and liquefaction soil conditions, and impactlI film trenchin8 in aitHpeciflC TenlaIive TndlPlII'COl Map Review and Roop Ondin8 Pion Review ........ JIIOIIUOd by the proj... .........ca1 COIIIlIIWd. R.........,ldaIions....1I be based on surface and subsurface m..,ping. laboratory -ins .... onalyoi., The ...........icaI......Itant.. oite-speciIic........ ....11 be approwd by a oerIilied enlP~'" polOBi" and a ..~ eivil enaU-. and ohaIl be oompleled 10 the _lOtion or the C.1y EnBi.-. Proj... proponent ....11 reimbu... City ..... of independent thinI- party peer review of said .ite-Bpecific reports. IncorponIe lOiI mitiption measures ill project pding pi.... N/A Review and opproval or City or Seal Beod1, ..... mops and padin8 En.u-m8 DcparImonI pi.... I c-3. Loooe ond .nlhlluviallllill, expIIBive d.y soi1o Remove alluviol _ive Durin8 ....jecl padin.. City nr Seal 1leacb, and oil exisIimr uncertified fill moI<riaIo will be soils ond uncertified fill.. Enaineerin I I I .......... .... ....- willi _...-ft<! fill ....Iite ..... in ...... to ....... ......, ......... oaiI IlIIpOIIIion, .... _ ........-'--.. Resolution Numbe~~<, C4. Prier to tile iniIilIIion .I Jlft!iod ..... in ony Loc:oIo,........ obondon, During....ject poding, clove........ .... all elliIIing U1i_ wiD be .............- existing I-.d.... oiIber .................. """""'" utiliti... ...............- C-5. 1n......li.nlll..pcrlhonlilurfildbul...1hon Provide 1.':1 ,lopes ... Duringproject.......... .... r.... . ...... no ......... .... 1-' to I .....up................ (berizeoaJ to _) ...... be prvvided. SIa:por ....... ... ........ ...._ wiD be providod willi ....... lbr llllbilily .... ~ OSHA 1I&Iy................ be ___ to ........- tile ..... ...... .I pujod- C6. All ..... ........... inI:b&Ig oaiI Comply willi City piing During project gndin& ....YOIim .... 00Iql0dian, tile ..-- of _ bodd'dI,.............,...........,...........,Jy willlCityrlSeoJ __ Co7. _<III....&0"_......not...-l2 Provide 2:1 out .... fill Durina....jecttpodin&. to I (berizeoaJ to >atiad). ,I..... ca 0nId0d, but .............. ,.... ...... be Plant polled - __ .... pIodaI willi n.rim undeveloped Iond. ...~.. - ";",,y (!IO) da)o .I -......... r11Jlll1in& ...... ...~ ......... ~ cbIained. J'I.nlins with imrim.... L . :.. ...... oompIy willi NPDES Ilal ~ - C9. eonr........ willi Ihe _ Unilbrm aUIding Code .... City 0l1Iin0nc0l can be ""P"'*d to III1i1&d.rily mitipIe tile _ .I ....... ~ Cold'...__ willi oppIicIbIe ........._......oa:urin~ willi Ihe........ ofbuildiog pamifa in...... to ...... Ihol ........VIIi... .I..... ....... nxl< .... dayey oaiJo wiIhin ....... ..... wiD be .....imI....... de>........... ill pi....... Colo. The pcIIodiaI_1iqudildion _...... be miIiplod by _ .... .....,.,.,.., of.... lite a1Iuvium ooi", ........... of........ ....... .... ..-- .I ........... fill .. .......... D. WATER/DRAINAGE Cky of Seal 1!eadI, Enginocring ~ city .I Seal 1!eadI, EngUxamg Depar1ment city of SeoJ 1!eadI, Engineering Depulmont city of Seal Beach, EngiMaing Depor1ment but During ....ject City of Seal Bcaoh. eoI1IInu:ti.... EngUxa;ng~ Confinm willi Uniform Building Code .... City Ordinancoo. R....... .... ~ ..... ,ite alluvial ooils, inotall ..""'rf.... drainoge, .... utilize compoded fill. Review.... opprovaI of "'ilding pi.... During project podin&. City of Seal Bcaoh. Dew:lopmenI Seni... Depulmont City of SeoJ 1!eadI, ~~ 1).1. The "'"l'"CJi\y r1t1le Old RandJ RlUrding _ ......... capICi\y of Old Review ...._1 of City of Sea' Bcaoh. wiD be incnuod to 117.6 .... .... ........... 12 Ranc:b Rdanling Buin, drainap pi.... Eng;.-;q Depor1ment .. Ihol tile ...... IIow exiting Ihe RlUrding Buin wiD be no ........ Ihon Ihe _o;..t ccnditicn IhI:nby eIimimding Ihe ........ r1ll11lOft".... to Ihe iDcnase ofiqJcnious .... J>.2. The runoII'liom tile 1_.....1he nartIlWOIt Direct OIHite nIDlJlf liom ....... of tile Jlft!iod ...... be _ to Ihe Old _........of,i... RandJ RdonIina Basin. The "'l"lO:iIy 0/' Ihe RdonIina _ wiD be lIuIher increased to ................dad..1hiI iIueaIe in Bow 10. eapacity of g8.4 ....roet.._ 12. 0-3. AdditionoI c:opoclty in Ihe Old RandJ RdIrding Provide ....kional capacity - to 100 .... .... .. _ 12 wiD be beyoud requirancnts in Old providod .. . mititplian liom tile ...... .I Ranc:b Retanling Bum. chinap liom ftdure......... _........ Thill .......wiIl be.........""'/)I 13....-.....1he required holding capICi\y bued upon Mitiption Measures D-I and 0.2 above. 0-4. The inIol "'l"lO:iIy .I CJOHite coId1 ...... wiD be Provide ownircd OIHile ........... . mininum r12S% ..... Ihon..... ...... baino. n:quiraI by tile City EnP- in......to.......1he pcIIodiaIlbr_ bIod<aF....llII!ior....... Review ond _.1 0/' City .r SeoJ Ileac:h, drainage pi.... Engineering Depulmont Review.... .........1 0/' City 0/' Seal Bcaoh. dninage pi.... Engineering ~ Review ODd approval .r City or SeoJ 1!eadI, drainage pi..... Engineering nep.rtmenl 1).,. The ....ject ....11 nodu.. the impacl or Implement Boot Review ODd approval or City .r Seal Bcaoh. conlami..... (.i~ ...... .... robber) by Ihe M..._ PncIi... per drainap pi... one! Engineering ~ u..orBootM~Pnclicea(BMP)uoed NPDES ....u........ in ...ildingpl.... to c:onrorm to the requ........ of Ihe National dninage r....liti... Polluti... Di........ Elimina~... Syolem (NPDES) provisions in !be Clean W_ Ad. The BMP', uoed willll10lllikelv be Ihe ... of Resolution NUmber~ oil ond................ aodI........-..... ..... 10 biol.,.;caUy treat the ~ runolF. 1).6. Tho ...... rI _ ............... Impl_ Beot Durinl project ......inl city of Seal Bcou:h, _ wiD ... ........r...I by Ibe ... rI M......- Prodi.. per ond _00. Eftainoorinl Dcparlment NPDES BMP'.. ino:bIinr. but nol Iimitod... NPDES requ........ ......... IliIt fa-. _ _ ond n>dr. chock durin& ......... ond ...... Tho _ ond oandilion rllbe _00. BMP', wiD ... p<riodicaIIy ~ .... _ ond npoin wiD ... mode, ""'" .-y, II......... bylbe NPDES. 1 D-7. _1o...pojd.......pojdlpOdlicllnli1lF Provioion of . project Pri... 10 r...1 project City of Seal Bcou:h, RIpot........__by........h:MI...-iII .....,;fie Dninaae Report. _... F.n1\iMerin& Dcparlment _wilh~'-rlIbeQqo Cony Flood 0lIIIr0I Diorid ond Ibe CiIy rI s.I IIoodI. ThorqJlllt..... _lbe.......... ............... ""I"'*Y."-" ~..... ~ ... In)' ..-.y ~1.....""""_6 10 _.....-........pojdnnlll"_ DB. _..Ibe....... rI.............. pomiIr, . PRparation of . Prior 10 r...1 project City of Seal Beach _...d_..... w..... QIoIiIy ~ PIon ~i.. w..... clai... EaP-inl Dcparlment (WQMP) ..... ... __ by . ~ cMI Quality Monapncnt Plan. ...- ... . ..pIInd ..-... ~ .. ..- __......... Ihm iqBB ...... ..... _iII......_".d[ Tho....._bo .....- ill _di....... wilh Ibe R<PnI w..... QIoIiIyOllllrol a-d,QqoCony,ondIbeCilyrl s..I -. .. inue _......._ wilh ~ NPDES pmil............ Tho PIon__. -.......... fllIIr\Il:mmI ani IDI IIIudlnI Bat ~ _ (BMPa) II cUIinod in Qutywide NPDES IlnIi1IF Ala ~ PIon. 00. 0lHiIe......._ rd pahce IIInIiIw pools rI Provioion of . project Prior 10 ronal project City of Seal Beach _m......h1......fir....lhIIlM.. specific Dninaae Report. clai... EaaU-in1 DepaI1ment D-Io. AD pojd ....... fkiIiIioo _ bo kqt he Ihm Provi,ion of . project Pri... 10 r.... project City of Seal Beach ....... ond _ h1......"'Y............... opcciflC Ora..... Report. clai..., EaiPneerinl Dcparlment ~lir....lhIIlM.. I!. A1RQUAUTY F-I. _.. Ibe ....... rI DtioI ...... ... ...... S..... _I of Air .....Ibe..........__..,...,... rI" lor Quality Mi.iplion Plan. QIoIiIy Wipion PIon by Ibe DiQr rI ~_ ThoPlon....._adJ owIiaIIlIc ....... ..... Ihm Ibe 1997 lor QIoIiIy~PIon.._bdcr.vin..... -- - ....... ........ .. -. ._..._,d~"'--'ond_ _ rI ~ omdiIicnI .. _ boI)'Io, -. _ ond......... Tho pojd .......... lhoII ......... CiIy """ rI .. ~a,_""tthidpmyl"""miewcilhisPlon. . 0... .. (RIort-Tenn)...... qI U..Iow_mobde_.. ................. b) W_......,_~momurg""""'" r;I Wasllq[/nIda1lllM>w tire"... ~ Sproad lOll ""."".. on ........., """* ..., ptrimg ....... ",,,,,,*_IOIl,,.,,,,..,.,,,,dI__ ...... ~ grudtd...... wIodr......._fr lllltoMn). D_ohgtf1lDld......on_....'-<<I! ........,_on_iftlre""fIIDII....""'". rJmubodfr'-tIhYpmotb(M:lr"''''''motfIaormcn}. g) ~-(..."_......,,,......pIIb/M: ~ ~- tntJic.,-, ondl"""""road""p... '" /j _f1"'hourorlar. ~ Swpond gndng """""'"' .... jinI ..., ,.""./ -"""11- D,~dI,...q"""",,,",__~ --U"'/af1"'hoor. /rIM.._............. ~ _- by ~ -- 9 U..Iow"".,filtifr-...,._...........,.".-. ............."."."""'na.._1Iri/ic Prior to the issuance of grading or buildine permill. City of Seal Beach, Development s.mc.. Dcparlment I I I I I ....J6-- IlIMi>1.a_~_ o)-aj/tlgplnon..~....ttrtfictnl......... -titYat__ p)St:Ir.>> __ .,.,..,. ttrtfic fr t#podI: ,.,.,., "'jiruIb/& q/llMlr.pattrtficplan.._ttrtficflaw ~"'Ji>-- ""--(llrsplan_*""'*- pIIbbc-if.-.J. rj litIIIoI......_-jq. _paMrJ"'- ft-l_--"""""""__ 3) llMlr.p 0....- plan.. """l+ """ IC:A(Jm IIMIe 2101. D St:Ir.>>,ood.._afrt#podl:/an. .;~ ~ dl:tIWf)' ,,1tIl__ __Itdftqua &ch 11I:......,. _.......t. or' pmod ~ 1M -- if,.... if......... .. _,..do.. .... 1mwuiIlrtJ.__tJ.__ ~",__tJ."""'if_tnI ~a<:1fMOI......t#podI:/an. lIJ--_--"lltJ.ujy......if tJ.f1"iet1 wJu. /ow _ _ -..y ......... jq. -fi-bJ. xJ1/BquJt8oplttDld -fr- _.. --- >>- ...."". ..... tnI ...... _ fr -"...".,... ~~ "'.............. """'" - p/otfing program .. <tfit!t tJ. log if...... .... at tJ. -... . ......AIr~-.....T.... oJ/trMdo _ ... tnI f91IIl1/ ...... _ tnI ......- ~-1>IcJdr-............ tnI_ And~~JXIItncIlD'-o_._1. t:J-,..(e_.:.4prrimg.."",,~_ tnI ........ tnI -.. proIdng fila b /ow -. _."MJIIrc;ier .._"""'"*....,tnI....,at............ pablicjla/nla..__....at_ O}~.m.Jd f1"'NIt* _ ""'*,.,.,., tnI Jd.LDII_.....fo~ B -----............tnlf1"'NIt* ~J..'fI"_._._A."-""1yt:Jt:IIIfPMI~ 1Ii/trMdo6glrtrcolorrotiingtnlmad_tnl_ p/DIIIIingptogmtrub"""l+lRIIrtJ.Aa\ID ~_J.<<:.a_ III ea.w """ tJ. A~ l'<(f' , . tnI .-...,. _ c;p.-. EnIranood ~ tnI UJ..:b._a to ,.a.ar BmiIIIotu cf~""""'" -- 9 J"""""tJ./hmnal~iftJ.""'ld1nptnl_ tJ./hmnal1oad "'''' __ _ -. '" ar:r:rqxn ...... B --_ jq..A1Ma drdd....._ tnI__.-....q} k)~ fo pIT1tlitJJ ,'*"....LI'~ ~_A.J'" - '" -- pool '" IapIOI .. ......,.,.. ~.. fI'OI'Ide........-.. pn1ID ",,,,,,,,,*.. ndahaMJ 9~ttrtfic...,. ~-,..Iong--"''''-- fr-- IlI-""'lO'''''''''-'''''''''' o)lAntbtxJpo """ ..... ~- ",.... .. ,... ...... Cl7IIItllp~J and b pmI/idI ~ ... '-fia. p)~ tJ.... if -..ft-lor/ow.......... .- q/1n1n1dw:o_~ ....._ tnI'!/fitimI -- rjl'rrtiD_frDid......no;jdng. 3) u._Ihat--tJ.~rf'/i>alIfWb. F. TRANSPORTATION I CIRCULATION 1'-1. Prier....."A'fiadion .I c:odJ............. ... "R'fian D11111l' CiIy Tml6c1lqBt .. _ . ......................;...,.,....1... Resolution Numbe~~~ P.y for llIir....... coaIa or Pri... to the i......... or City or ScaIIlead1, Public highway impromnenIs. building pennit.L Worb Department Resolution Number~~ IlirGrgoNllic Wab lirtho.................go ~~_tothopqlOlOd ....... Tho pqlOIOd ....... .....Jd ~ ..... six key ~............ .. tho v..:zoo\. _._ ~..-..wi1I.......~_to ..-._..thoOld_T......llIdlIr. Tho Qy go SooI _ \\iI ....... tho P'!i<d ~ to pay a __ go tho iqonMmat maRrIhcIlix:......di....Ha.w: 112: .....__..~sn.r.om.. A...... 113:.....__..~A...... #12: SooI__...........A...... #13: S<III__"1<<J5NB~ -~ #14: SooI _ _ .. 1405 58 IWqIo- IlewIIyMlnr #17:S<III__..W..........A...... F.,'l. Friar ID tho 'RJIiadion lir tho lint ....... ...... b the TCJWne CcdIr ........_..:.1 CIIdII'. the ............._..,......bytho_go NlIic WodaI go a DoIiwIy V_ _ IIllI ........ I'Ion ...... _ ...... ..... (MSIITO WB-50 IIllI SU30 ..... _) lOIlI>-....~.4.....~...,.,......._ Tho _goNllicWodaI..... .........._ will be ...... gotho ..... dod< IacoIim IIllI - 1'3. Friar to ........... lir IuiIdiw pnniIr. tho ........ ..... oIain """""" by tho IlirGr go NlIicWabgoaIU8qJ1IllI__ ..... ("h BIOLOGICAL RI!SOURCES Sa:uro opprovaI ofDeliwry Vehicle _ ond Loading PI... S...... approval or Bus SIllp and Pedeotrion _ Pion. 0-1. Prior to I"'!itd ...-.w... die CaIffilmia NolilY California o.s-- go..... IIllI Ooane ..... be IIolified Deputment or ..... and .....- to Calil'omia ..... ond Game Code 0.... and U.S. Army Carps Sedi.... 1601-1603 ond die U.s. Army Carps go orEngin..... ....... in ccqjurIdian with their <<J4 pamit ....-. The.......- I"'!itd ..... pnMde all .....ired _........... filr ........ to CllHite wotIond_ 0-2. _ Society or _culture (ISA) puning_.....be_...aII_ 0cnaaI puning auideI.... including opeciIicoIicns filr moking ....... puning ..... ....... ..Iedian filr_...,.,..., ond Iqlping... pnMded by die orlJcrR. ..... be rollowed. 0-3. Aller projels ........... ..... IhoI ha.. -. topped in the .... ohaIl IllldeIF .....-.trudiw puning to improYe tree _ ond ....... hazoniL C...duct prunin& proper I Prior to the i........ or City or Seal Beacb, Public ooildi"ll pamils. Works Deputment Prier to the i....... or City or Seal Beacb, Public ooildins pennits. Works Deputment Prior to i........... of plins pennits. city or Seal Beach, Developmenl Scrvic:eo Ilepartment, the California Deputment or ..... and Game and the U.S, Army Carps .fEn....... I .... Prior to the issu.....r Cily or Seal Beacb, Public ooildinS permill. Works Deputment Cily or Seal Beacb, Public Works Deputment G-4. All _ ............... "",ipmod 1m.................... or Prier to tho ...... or city or Soal Beacb, Public __ .... ..... be ........... """""""'c bee .... ..........i.......dards plins permits, Works Deputmen\ ..- _ ond............. T... ond proc:edu..... prclodion JUidoIines ond .......... ..... be ._,~""" .... all _ ond tpadins __ The project orborist ond job __ ..... ........ all tree prolodion ............... Condud. reconstnll:tive tree prunins-. 0-5. Prior to any llllIJIIlIudicn odiviIy. bee prolodion Delineate an .... proIoclion ...... ...... be deIinooIed filr all ..... to be ....... ___ The pnlledi... JJlIJO will be oithor: I) 1M: rod thm die _ orthe G;pIine ordle tree """"py er 2) .... rocl rodius thm the bunk filr ev<rJ l-inch rllno1k _. _ is ........ If _lIctivily is pIImed within any tree prolodion ~ . C81lil t.,:.cMe evaluIIion will be mode by onlSA Cedilied_ G6. Prior to any tpadins er ClII1Ilrudi...lIctiviIy. a 4- Provide protecti.. .... fiJot hip proIectiw ..... aJIIlisIins rI cI1ain-IR renc:ina- wire er _......... __ to"" line pools shall be ........... 8I1IUIId the pnlledi... JJlIJO or all .....,...J _ LaminoIed "Iree Prior to Ihc issuance of buildmS pennits. Prior to the issuance: or City .r Seal Beacb, Public plins pennill. Works Dopor1men\ I Prier to the i....... or City or Seal Beach, Public plins pamils. Works Deputmen\ I I I .......... .... - no _ odMIy" ... wiD be lIlIodIed to 1he....... This..... is to raIlIin in pIIloell1rouahout 1he _ psbl. 0.7. If_wilh1hefreeCl'OWllis_ond free ....... wiD _. .. ISA c.rtifiod Arboriol ..... ...... 1he ......... Innd(..) using /SA __ WI1In: Innching is.-y in .... ""'....... free ..... free .- ..... be pruned ...... DooIco _...................... AII_ ..... minimize rippinr, ........ ond -.... or 1bo -1I)Wan or1he ............. The"""" ..... be made no............1bo dei6 or ping ..Innching.-y. lJ.lI. In...... to ..... ........ .. Ioakina ........... __paawd___ as: pooIino, cIeoeI, oiIo, hylhuu... paid, ...... .... L__........ _ ond I!lycoI (nHteczo)..... be .......or..-IY. CalIbudion................ be porbd 01 least 50 .....way &om......._ to ..... 1he _'biIiIY or IeaIcaaa or oquipona _inIo1heooil. ~. In .... ...... by ping .. ......we _1bl,1he....ond_orli>liqo wiD be __ with . ....... WIlI<r -.. OWl)' M>_inlllllrllins......boIin 10:00...... to ...... miIo ond __ popu....... 0.10.1f irripIion ayorano .. _loa .. ~ ......... ... chanpd by -adiviIieo,... ._lorirriplim .-.....be_toJll1lle<t1heheollh of1he _ .. be praaYOd. This may ....... 1bo insIaJlllion or . ~ irriplion II)Wan .. molJile waIainc by . WIlI<r lrudc. o.ll.AD _.. be........._ bedaorlyll1llbd 01 1bo .... or1bo Inlnk ond 014 112..........1J"l"ld ................. or1bo_.... O'I:l.AII..freelrimminB.....1 be_.,.... 110I_ binIo<d'1""YcU;ng.......p<riodo ond Monarch BuItafIy CMI"n:'A...:'. .. well II to preYOI1I ........... by 1he EucaIypIuo J.ona.hom Bonr. AD..free 1rimning...... be ...,..,_ by Odobor 31 in...........,;d ........... by 1bo Euc:aI)llbIs [.q..-!......d Bonr.1he............. fir -1""Y. ond Monon:h IldlafIy dtsain& Canduot ........ ........ -- Resolution Numbe~ of Duriq prqjeot........ City of SaI Beach, Public ...._en. WoobDopartment Puk ........<Ii... Durina prqjeot padina CiIy of Sal Bach, equipmd .way _ _ ................... EnaU-rin. Dopartment .... diJpoae of equ;p-i Ruids ..-!y. Wuh foli... afl'ecled by pdins ... ........ction clIst. ADell irriplion needs if drainap I irrigation i. -..... Muktreea..be........t. Schedule bee -" to.void --.. .... owrwinlerina peri..... CJ..13.AlI mature trees 10It u . result of project Replace lost IreeI on . two- cleve........... .....1 be ....Iaecd ......... 10 the r........ buU. following ntioe: .) eucalyptus: 4 to I Uling 24-inoh box "- .... b) ......eaJwlua: 2 10 1 usin. 36-inch box .....imens. Durina projeot pdins City or SaI Beach, and _en. EnaU-rin& Depulmen\ Durin. prqjeot pdin. City of SaI Beach, and COIIlItrud.ion. Eagineerms Department Pri.. to !he iIau.... of CiIy of SaI Beach, Public ........ penniIa. Woob Deputment Prior to the iauance of pdin. penniIa. City of SaI Beach, Public Woob Dopartment Review.... approval or Chy or Seal Beach, Public IancIseape pi.... Woob Deputment 0.14. AD .......... pondr. pooII, _ ........ .. ..... ..........ion or proj... Pri... 10 r...1 poj... .....belcq<noor......................or_ opeeific Dnin'ap PI.... desi... pOYido.........fir--""'~ n-_ bodira..... ....bellodoodwilh~1iIL (J.I'.O'-~....._ben..._lInmlholire.. Removal... _ins of Pri.. 10 final poj... """1XJIODdin'""""'_""no,llli,,, clippinp. desi... 0-16. AD IIIhIdmm .... be CDIlIrultIIlI in . .... 10 ..........fan......__.. ().17.AD...........".....be.........lIcirted..~ .. ....... ... fan ....... in ..- __ ~ ""lPdimL II. ENERGY 11-1. o...lopm... pi... will be provided 10 tho Sou1bom California Ou Compony .... the Souchem Californi. Edison Company as they boeome ...i1able in order 10 raeili1ale enaineerirJ& ....i.. .... ClJIIIIJUelion of 10 DI'llYide COIIldruct llIruc:tures exclude rvdent ....... City of SaI Beach, EnaU-rin& Dopartment City or Seal Beach, Public Woob Depulmen\ 10 Pri.. 10 final prqj... City of Seal Beach, Public dcsi.., Works ~ Landseapins 10 exeIude rodenlnestin& Forward prqj... pi... 10 utility providen. Review and IIpJII'Oval of City of Seal Beach. Public lanclseape pi..... Woob ~ Review and approv.1 of building pi..... City or Seal Ileacl1, 0...1.....- Services Dopartment and involved ulilily providers Resolution NUmber~6~ eleclricoJ. _ .... ond 1eIephone..m... to the Bixby Old _ lite. 11-2. ",. "l'l'li.... will comply with ..idel.... Comply wiIh sco ond SCE provided by the Sauthem CoIif..... au ..ideliaea. Company ond the Southern CoIifomia Ed..... Company .. ..pId to _ restriction. constnu:tiOll pidelines., pnlle<lion of line .....-.. and palenlial ""nctDdr.ncntl to rightl-of-way in the ..... of any existiDB euanenII. 11-]. Buildill& "'"'lIY ...-vati... will be IqeIy achieved by compliance wiIh T~le 20 ond 24 of the EnersY Cansemdi... Code. Tille 24, Califomia Adminillndive Code SediOll 2. ']07(b) is the CoIif..... EnersY Coruemdion _ for New IIuUdinp which prohibita the insIaIllIli... of fi....... un!... the 1lIIIIIIIf........ hu -mod to Ibe CEC compli..... wiIh the Oow _ ___ T~le 24, C.lifomia Acbninistrlllive Code Secti... 2-'4'2(i) .... (j) ........ pipe .....llIli... requiremcnls which can reduce the amount of water used w... hot water ........ equipment or fixtures. TiUe 20, California AdminisCrative Code Sections 1604(1) ond 1601(b) are Appliance Efticienc:y Standards. II..... In order to ........ "'"'BY devoled to ...... healing and air conditioning. active and passive IOlar techniques will be encouraged whenever _ible within the pruj.... Ac:Iive solar syatcmI include the use of IOlar space ond hot water .......g r... Ixlildings, swimming pools, de. Paaive 1)'lIlcmI involve arienting huildinp properly, pl.....g ..... to take advantage of the ..... providing adequate roof _p, making ..... thai walla an properly .....1...... and installing simple heal stonge systoms. Comply wiIh EnersY Conserwliao Code rea- .... sitc_ Utilize ac:tive and pulive solar energy techniquCII. 11-'. __~&oaIDII_bepoWlod Provide eleclri. vehi.le Iir......." m-1wD..................... m- chuging racilitiea. ....- I. IIAZARDIl No MiIipion t.IoaIuoo pqlCIIlIl J. NOISE NIA Reviewond..........of ............ Reviewond..........of Ixlilding pi.... Review and approval of Ixlilding and impruvemcnIs pi.... Review and appnMIl of Ixlilding and impI"CWmtadI pi..... NIA Jol. I::aJWdion in _ wilhin 500 lid m-_ LinUting houn of project During project grading . do\oIqmn _ be IiniIed 10'" ..... m- 71>> .......n8 and c:onsInJcti.... and c:onsInJdion. AM .. 81>> PM on Maday ....... SoIunIsy. 1::aJWdion__notbeJl'llTilled in..... _onlblds)oea-F<<boIhaIiIk)lL u..m-1Joavy .........- (.m . inpd __ ... pilecm...)_beliniled..........m-81>>AM 10'1>> PMonMaday.......ftiday. J.2. AD__IsnI...._be_ -.............................. - _be........m-.._........pq.a,1Il .... to eJlDIIld.. aIIriornoilD IIIIrIdInI cI" dB CNEL .. ..-,.. m. _ (os. fill' ..... -m.....).....__m-'" c1BCNEL...o_"""", -"'popnd ..................,m-.~_ lIlIIIIIII01l.........._willbe_in. ..........-wilh...-.........- _be_._ A Jl\oior....._m-.tinsllnIdIpoocI map <<prior............ m-~ PcmiIs, Ill... sole _ m-... CiIy,.. _ AnoI)ois IlqxIt _ be _ 10 ... Ilindcr m- DowIopnot Scniao,IIr........... ",.......__in _... --.. _ aMRnnri... Jll'lIimi-y miIipian __ _............. 10 _____beirdudodin... ........_......_....IIIidY"B'hoIow. R Jl\oior............m-my-.pamiIll,an -' ~...- Provision of requ.... souDd aUenuation for noise sensitive land usa. Prior to Ibe approval Dr tract maps or 1be issuance of smJins penni1s. Prior to the iDuux:e of buildins .......... City of Seal Beach. Development Services ~ and involWld utility pruviden Cily of S..I Developmml ~ 1 Beach. Servi... City of Seal n...h, Developmool Servi... Dquutmenl City of Seal Beach. Development Services ~ I NIA City of Seal Beach. Ensin-ing Department City of Seal Beach. Development Servi... Department ond Enginocrins Dquutmenl I I ....-ca..........~..IIIIisIY... -...-....-......- .. "'lliIdrrLlliMIopnld _.............. ....-~--_... ... - -- ........ ......,mod .. ... ~.......... npIII(.)-- ~-..."'" ................pq..t. C. Friar..... _ rLlIl)/.............. I...........................nul._...... ....... .... ..... ...... ....... ... _ ........IIIlllliqj.............. rL'" DndIrctDe~._,_ D. Friar..... _ rLlIl)/ 0Ifilms rLllIo ...lllxqla:y,..................-.. _11IIe 2.l ...-.... . ~ by'" DndIr rL IliMIopnld -.. wriIl' -'....- .... ... lIfllIiaobIe....- F. Tho......l!lPIian................. CiIy'" .......rL.. ~............IinIIlIdY.-_rL ...- J.J. AD..............__....... ....- .....rLoR __...~.... &an ecIcricr...IDInllII" melt fie ncn..noiIIe _..Ellil1hbclow: a) ............-~~ b) _....,~ 0) ....._IIi>..-"'CNEL;... d) _-"'CNEl. I Nc1 ~ lIl)/ IInd ... d1I._....... ... _1Ind... (n:bIing............... u.q -'.-......Iidiy)......- --.... __ mI ~....1ewII, _........._rL....... ~... pqcd.1IJ.. toCllCDeed..cdcrior.......... rI ~ CNEL .. ........ u.q .... ... .. _ _rL"'CNEL..oII_........ Friar.. ..._rLlIl)/..........._.....-I ...... ... ......... rL.lloonyarfiliod .......... """"""'__\WI._... ........- -lIfllIiaobIe........- _ . ........ .. ... DndIr rL IliMIopnld _..... lam rL.. AauIiad AnIIjIiI Rqxot .......... _... _ ....lIl.~w.._,... ............ ....-~.......... -....-...--......- II8In.alIic:n IIIC8UIIIIIplCi&cd tme ban ;........t-.. "''''llooiF rLIbe pq..t. Friar....._rLlIl)/~rLllIo... lllxqla:y, lioId ..... .. ......-.. _ Cily ..- _ . ~ by ... DndIr rL IliMIopnld - .. wrilY -....._ _ 011 lIfllIiaobIe....- I J-4. Friar..... _ rL ...... ......... ... 1ftlIian........byaauq.......-_ "'1liIdr rLlliMIopnld _.......... ... onbt \WI pUYiIc" _ JIUIIlldM: bujor. ....... or..... rL.... _1Ind... (ag, .....1IIliIed aR will) . \WiIIIn didc&n ... ....... -. or .... (wihd _ mI <bn doood)'" _.... CDdd....... .... ..... ...... _ ... Cily _ or po&o:;.a ... .... _ IInd """ SUdJ _......_.....iniIioJ....... ........... .. well .. oR ......,... ..... or _ _ SUdJ.-................ ~ by'" DndIr rLlliMIopnld_ .........-.._~ 0nIIi0n0", -(CCAR'.)-... ...lidorL_.......-Iand............. ..lIlldiIion,_--....._........ buduoor""" -.. ............_ IInd ... ..... ...... ... IH"MII _ ...... N.di.A............q..IoIe...... .... .....loocaoicnll ~m1........ ............._AFRC._........ . J=-w Sunot ^'" .... ..... oouId 1igWlianIyn.-........-pcriodrL.... We 10 ......... .. ...... . Tho ProviIion of IOUnd attenuation for all non- ..,;denliol__ Provision of wrincn noise disclOlUfe to prospective bu)<n............ ........ .- Resolution Number~~~ . Prior to the issuance of "'ilding permi1L Prior iuuancc "'ilding permits. city of Seal BcadI, Dow:IOJIlIl"lll Sorvi... Deputmont ond Engineering Deputmont of City of Seal BcadI, Dow:lopmenI Sorvi... Dcpartmont Resolution Number LJt,/,1Y ............. ....pnMde.... palo........ IE ....... .... iniIioI bu)ar. .......... - nul be .......... mI IIipd ~ III RIiII bu)ar. _ ....... _ mI dlpooiIod in ..........._Io...........hoIdII'lo _....___Io....CilyClak --.......da)o.............IE........ K. PUBLIC SERVlCJ!S K-I. Prior..finoI__lEa'-__ _ .... Develapmonl ...... .........JlI'l!ied appIicad_"'" no a Ajp'eemenI with City. n............_. ~ wiIh .... Cily or Seal -.. Said __ _ -IWI. if ~my__lEthoJll'l!ied'a_ -.. - JlI'l!ied.......... puIlIic ficiIitiea .... _ incIudinc .... .- lilr _ law a...._..... .... lire pota:tion _m1~ K-:L The Cily IE Seal -.. CamaInity IJIowIclpmIn .... PuIico 0.,.....-... _ roYiow mI ......... .u -.- puject ~ ~...v._._.~....__ in..............Ii>IIowin&-.......... _ .... IllClIIi\y 6..... daaty ........ _ .... buildq idonIi6adian, .......... inIanoI _ .... aurwiIIance lilr paInlI olIiorn,.............. ofolarm I)'IlaI& K.3A11____....,.;cIo~1IIIIaiaJa lEaa...OI'lXlfing_yer"""'. Rmew all projoct p..... Utilize proper matai.ls. ....rmg K-4. AII___inIIaII_lire _II IllIIomaIic oprinkIcr 0)'IIaDI lbd ..... N....... r.. 1Iprink.... ayotcm. Pldodicn AaoociaIicn SIandanIl, in ............ wiIh .... ......... 01' tho Codo 01' tho Citv IE SealBoadL K-3. All ....... ..... ond hycInuU _ ...,.;de "'1".... lire 0- in ~do... wiIh __ of tho Ono&o CGudy r.. Authority. K-6. AII_ ohoII be _........ punlIIIIl" UIiIbnn Bailding Codo "'1"_ reI.ve.. lire..-. K-7. The pq.d pqllD!It will pay"" ""'*"Y- fio,. ...-,.,...... pt!jod, 10"" Lm_ \kifiod _ DiOrid. 0mIt.......1iIdIiIy_ _lilr....miIigooianlE_Oq.Din.... _..lilt It 51.72 por.,... fid IE_ .........__m1111,28por _fid"'~"""", L. UTILITIIlS I SERVICE SYSTEMS Provide ........ r.. lIowL Comply with Building requirements. Unirorm Codo Pay....ool r.... 1,1. All_lines.... reIaIod rocililiea IhaII be deoipod _II wa.... linea per City .... instaJIed "",-"1he "'1"_ of1he City of requiran..... Seal -.. DotaiJod.....,........ pions ....1 be .......... .... ..- .. 1he City of Seal Ilad1, ~~filI'roview....__pricr.. ll"icd COIBIrudion. Prier to tnct mIp awovaI. Review.... opprovaJ 01' lxailding pi.... Review.... awovaI of building pi.... 6.. Rmew.... approval 01' building and impnwemenl pi.... Review.... awovaI 01' improvancnI p...... Review.... opprovaJ of lxailding .... improvancnI p...... Prior to recordation of finallracllparc:el mapo. City of Seal Beach, City Council 1 City of Seal Beach, Development Sorvi... Depor1ment .... Police 1Jopar1menI City of Seal Beach, Development Sorvi... Depor1ment .... Orange County Fire Authority Ci.y of Seal Beach, Developmonl Services Depor1ment .... Orange County Fire Aulhorily City or Seal Beach, Development Servica Deputment .... Orange County Fire Authority City of Seal' Beach, Development Sorvi... Dcpartmon' I City of Seal Beach, Development Sorvi... Dcpartmenl .... the Loa Alamit.. Unified School DiBlricl. Rmew.... approval of City or Seal Beach, improvemen. pi.... Engineering Depu1menl Review ond approval of i.......u...cmmt p1.... Review and approval of Ion""'" pi.... Rmew .... awovaI of buildinB and hl....61/Cment pi.... L-:L The 1"'!i0lt 'I'PI~ _ be ......... .. pay their Pay rer fiu......... ..... of Prier .. tho iawmce of City or Seal Beach, "foir......." _ fill' ...........,... or my oIf.... ....... oIf..il< water liIcili'i... building permits. Engineering Dcpartmenl racilities........,........1he prqIOOOII puject. InsIaII automatic sprinkler systems. soil IICIIIOn or other tec:Imology. Utilize mulch and soil ........ Comply with localond SlaIe laws to minimize water .......mplion. Cily of Seal Beach, Developmenl Servi... Deparlmcnl I w. AuIomIIic sprinkler 8)'IIIemI. mil .... or oIher ..... avaiIoIJI. _Iogy_ be utiIiDd in 1he irri...... or tho IeCllI1fiped gaIf...... .... _ .........,.. ....... IA. Mulch .... other IIOiI ...... .....1 be ulilized in all I........... ..... in order to rocIuce irripli... domando .... i........ 1he water-holding capuity of thollOil. 1". Tho prupoood projecl .....1 comply with local and Stale laws rcquiriDS waIa' efficient plumbina fIXtures in order to minimize water consumplion. l1K:sc I.. manclatc the use of low volume Dush .oilots in all buildina: ....blioh .mci.... standards City of Seal Beach, Developmon' Services 1Jopar1menI City of Seal Beach, Dcwlopmcnt ScrviCCll 1Jopar1menI I I I lhat set the maximum flaw raIcI far Ihowa""'- ... tauceCl, etc.; proIu1rit lite OIl of nou-colllfo.lldna or ...bolondanI pi"""" fiJClura; IIIId _Ii... pipe iMullltian requirements to reduce the amount of WIler IlIOd bcI'_ hol WIler........ the rudun. 1-6. rr .YIiIobIe, redaimed ..- _ be lIIiIi2ied to Utilize reclaimod WIler ... mp. the I'OllllIIfipraI pr...... ond.......... pr...... IIIId IIIIdoc:opina .... The.... _ diofn_ I)'Ifan _ be if....I...... iniIioIIy......ond _... ..... ill. _topnMde __ redaimed ..- .... .... ......... irriplion .... The,,-, prujat .....llOIIlpIywilll 011 City or SeoI -. ond IloplnoI W_ QuoIiIy Ca*'>l1loonI ~ .... the inItaUatian ond llpIlIlIIian orthis redaimed -1)WcaL (,7. AD......ond redaimed _........ ony_ Dailll.......1IIId reclaimed racilitioo ..... be ...... ond inoIoIJod .....- to tho WIler..... per City .... __ orlhe City or SeoI _ ond tho CclunIy CaunIy nquirementa. -... Distrid or 0.-. CclunIy. Ddalled ............... pIaIII..... be """""" ond...bmiaed tolhe City orSeol -. ond Ihe CclunIy _ Distrid or 0.-. CclunIy .... rcviow.... ~ prior to proj... ............. IA. The pojod..,.,........... be ......... to pay Iheir .........._oronyolHito__... IreIdmCId fac:iUtieI . \WII . nlCfIiftd IeWCI" comedim .... to the CityorSeol_ Ul. CclnaImrt with ~ or... pIaIII......-. ...,.".,.,;.J,................ ....cncareond........-.w .-. ddaiJed pIaIII ..... be __ doIineolins the -. IocoIion, ond ....... _Ill or ooIicl _ _ond................recycIaI_ Resolution Numbe~~ Review oad owuvoI or ;""'.._._d pw.. Review oad owuvoI or b.......JaIICId. pllUIL Pay r... llliMl10n __ of Prior to 1nd IIIIp ofJ'..ite ........... owuvoI. lnnInIiuion or tratmenl facilities. Include IOlid ..- encJosun:s in project pi.... (,IO.The pojod dowIapor ..... ....... to 011....... Adhero to .11 ....... .......... .......... .... Ihe ....... or __ .....cli... ........... ror .-;. .... ooIid _ ......... by tho City orSeol .................... - (,11.Afio:iIity..... be.......... -ti-1Ito... wiIhin Ihe I'OllllIIfipraI pr...... r...1he co1Ieclicn or....._ ltorn the golf...... ond ClIher.... ....&..,..d...... Cdl_..... _...... oiIhorbe_.......... onduoed .... ...be...............to Ihe City...._ L-12.Pncr to ....... or. ........ panil, Ihe ...... pqxnIIl.....CDqlIdo.~W_~..._ .. Ihe Sad _ Niic Wab DcpolIDIf. The IIIudy lhauId....___ond ............... Ihe -1)IIIan"""" to _Ihe pqDDd......1nII IIIOlttRlIow_ Thelpc<ific_orlhellludy _be-..an.! in _....... MIl Ihe Niic Wmb DcpolIDIf. The.................noinDnoIheCity... Ihe..... or.. ~.......do.l_ JBIY.--....... orthio 1IIudy. L-13._...tho ._..._.......0llIIIUal in Ihe ~ _~.Ihe......pqxnIIl.... pay........_ -...,......._p.;oit........_-S)'IIonL L-14.~or_;, _thojriddicmorlhe ClIy or Sad -.. t.Icrifaq orlhe _...Ihe ... _ AFRC by Ihe AFRC lhauId be """"'*"I ... _lhe.-..,....__.,...._ ......... rr"'-_(6\epamtorwbno)or _.,...._in_~........nilipIim - bylhe AFRC _ idJdelhe """""y plIIIi\o ..... S)'IIonL ........Iinrn ......... _ to ....... - - ..... ........ ..... ...... .......- ... pMIe...............toIheAFRc. M. AESTIII!TICS M.I.Prior to ........ or buiIdina penniIa .... ony ~ -...-..;.J, .-. ......... ....... .... fiociIity. ... ...._ _ tho pojod prllpllllOnl ..... - pojod pIaIII C......... ......... ...... ond i_ ..........) to Ihe _ or IloveIopMt _ r... opprovaI. Said pIaIII ..... reIIod Ihe ~ . AD _..... not uoed r... buildinp, induding but not limited to: pIIIcina ..... _ ...... wallo, wo1kwayI, .... COllI\yInII ...... be lllhdiveIy ~ ill _ with ......... pIaIII Ptovide .... oolleclion r..ility. - Review.... owuvoI or buildina pi.... city or Seal 1leod1, Development s.m... Deportment City or Seal IIeocl1, Ensi-ri"ll Deportment oad the County SuIilali... Dislrict orOnDp CaunIy Cfty or Seal Beach. ~DapartI.- City or Seal 1leod1, Development Services DapartI.- Review ond owuvoI or City or Seal Beaoh, buildina pi.... Development Services DapartI.- Review oad owuvoI of buildina pi.... City or Seal Beaoh, Development Sem... DapartI.- Pri... to iJsuanc:e of City or Seal1leod1, Public buildinS pennill. Worb Departmont Prior to ioouanco or City or Seal Beaoh, Public buildinS permjII. Worb Dcpor1ment Prior to issullllCll or City or Seal Beaoh, Public buildinS pcrmiII, Worb Department InIDIc q>lII ..... _ Review ond owuvoI or .....- 10............ buildina oad londscopo ......- ....... II)lIIom, pi.... CDqlIIiJIo ....... ....... InII ..... InII ........ or eMmwt ... IIInialI __ in .......- Provision ofa Muter Water Study. Payment of water faciliti. &co. MonitorinS or londfill. by AFRC. City or Seal 1leod1, Development s.m... DapartI.- Resolution Number~~ .........by.-.....- . c.............. ......- Iandoc:opina IIhaU be inolaIIaI ..... Seal _ I!auIe>wlI, '- A...... and tbe 40' Floewoy _ aII'_ in ....."'........ and _..............._ nJOdwaya. . A !blly _ irripIion .,...." IIhaU be incIudod in tbe ..... plana filr tbe pn>jed and aD ...........,s ... should be maiIainaI in ..... _lIwauFauIhlifitortbepujod. . AIlluilclnp and Jr-' ,.... ~ filrtbe IIiIe IIhaU ....... . ........ imap with -..... 10 ......'bIo ---. buiIdins JlIUIIOI1ian, ....... and -1Iy\eL . All ~ .... and ido"lilwi... .... filr buiIcinp, JlIIIcins l01I, _ ........,., .... IIhaU .....,Iy with tbe ... ordinance or tbe CiIy or Seal -- . To the ..... _bl.. the lullt or luUdinp ....11 be minimized Ibrouah articulation or lb. luilding .... with oIIKfa, IIepped ~ ........ in pi..... and oIber ..ell methoda in order 10....... the WuaI impod orthe project u viewed fi'om Seal _ BouIOYUd, Lampaoo A....... Rooomoor Hi&hJanda....1bo 40' P.......y. . Rooftop equipment ....11 be _ fi'om .11 otr..ite ....... points .... ........n;... equipmonl ....11 be c:ontained wilbin rooftop encIooura. Rooftop ......... materi.l. .....1 be complimentary in mU<<ial .... col... 10 the luilding'a extcri.... Rooftop ............. unl... .. intcpoI part or the luilding'l _an. ....11 nol ..,""'" Ibo maximum a11owod ponpet .llMIIion. . Service.........1I be _ Iivm otr-aite view .... trash containen ....11 be ...Ioood using I11IIcriaIs complimenlary 10 the commen:iaI ...ildinp. M-2.Prior to oubmiIIaI or 6naI pn>jed ....... . phoL.._.... ........ -.. JIRl.iect ......... in Ihoir ~ Idling ohaII be ......... by tbe pn>jed prq>onenl .... .._ 10 Ibo CiIy ~ _ 0.,-"-' to iIIusfnde mw ..... lian the SeaI_1lou1ewnl, tbe4O.'l Floewoy_ olf- fIIqJ, '- A_ the RoIImoor Ifi&hIando in Los AIamitoo and tbe Bbby Office Park would be aIIaaI by tho ........ prqjec:t. The pI......_.... IIhaU ....._......... compliance with Miliplion Measuno M-. ....... MJ. Prior to appnmoIor6nal pn>jed........1andocapo plan filr............. oftbe pn>jed IIiIe indudin&- ..... ohaII be ......... by . 1I_1anoiICIIpe ........ and_to tho _or~ s..w... and tbe City _ Tree DiviIion of tho ....... and Ra:radion ~ filr appnmoI after review and ......... by tbe CiIy Tnle ............. Cam1iaee. This p1an...1 indude. -...........,s _ .....tho Seal _ Ilou_ &onIage .......... Ibo ...... eueaIypIus tree row. M-4. An invenloly .... rel...li... pi.. ror existing trees OSHita shall be submitted to the Development. Services Deportment for approval prior to ilSUUlCC orluilding permits. Where............. be rei........ tho City....1I require tho repl........ orma_...... punRIant to the following radOl: a) eucalyptus: 4 to I using 24-inch box...... .... b) llOlHIJeaJyptua: 2 10 I using 36-inch box BpeCimens. Provide pilot......... or Review .... appnIVIIl or buildinp. building pi.... Pnwide landoeape pw. r... Review.... approvaJ or c:ommoo II"CL landsc:apc plllll. Pnwide 1ree invenloly..d Review .... appnIVIIl or reloc:11ion plan. landsc:ape plUB, M-'. A Eucalyptus Windrow Preservation PI.. ....11 Pnwide Euc:olyplus Review.... approval or be prepored by . Ii....... arboriIt ... . landsc:ape Windrow PreservIIion PI... landsc:ape p..... arebitec:t .... ..bmitted to the Deputm... or Development Servi... .... lb. S1reet Tree Division ortho Pub .... Reoreali... Dcpar1menl for review .... approvaJ prior 10 or c:onc:umnt with tenIaIivo poreolllnd ...... or .,..sing permits. Said pi.. ....11 inoIude . long...... maintenUlc:e .... rmancing o..........JCOt which shall be included in the Dc..lopment Ajpeemenl to be .......... ......... tho project propo.... .... the City or Seal Beaeb. 1 City or Seal Beaeb. Devel........ _ Deportment I City or Seal Beocb, Development SavlceII Deportment .... Public Worb Deportment City or Seal Beocb, Development Servi... Deportment .... Public Worb Deputm... City or Seal Beocb, Development Servi... Deportment ..d Public Worb Deportment I M.... A Euca1ypIus Tnle RemowI Pamit ohaII be Sec:we Euc:aIypIua oblained by tho pn>jed prq>onenl u required filr tbe R......I Permit ........ removal of lJlHite _ with.1nlnk .....ired. Tree Review..d approval or City of Seal Beocb, u lamIscape plUB, Development Servi... n I I I ...........-... 12 iDc:heo p;.. to rr_ Mb_~.....rr"""penniIB. M-7. The..............' . <'bonnobwLolqloon A......Il!joamIll!he~ driWIg.......... be. ...... ond . ..... III LoIqIoon A_ . ..,.mIo to _ ......lhmlhir.-lwoy. 1'IMo_ be........... by !he City I!IIP-. portaf1ho lIIlIlI'MI ripe...... .....pIonL M-lI. The ... _ by !he ....... .mma ..... which ..... .., LoIqIoon A_ _ .... a ~ buller pIonIed ond mainIainod obw !he I'ftied..... rI !he .-Iwoy...... This _ be CllIIIpIded p;.. to fiooI inopelDln rI!he .- ~driWIg...... Provide ... fOatlondscapod berm ...... ~ A...... Provide Iandooaped bulIiir a1 r...... drMaa ..... locatiOlL M-9. A ~ buller rI.. ...... ... (10) Ad I'n>vide I.,' "... bulIiir ..... be pnwicIod obw !he __ ....- rI along norIhem ond _ DowI..,.....d Ala D (Ihe ~ naidcnIioIliIo) ond project perim<Ier. !he _ .....- rI De........._d Arso A (Old _ Towno Cater) .... D to ..... priwoy ond ___ """" to ond Ihm tho ....... naidcnIioI noilll....l....... in Lao AIomitDo. This..... be ~ p;.. to the _ inrpoc&n rI ony bWIcIins within ..... .............-- M-IO. Prirr to ....... of a bWkinB ponnil, a Provide lishlina pllll. 1ialDIs plan lOr !he I'ftied IliIe ~ tho IocoIioo ond typo of 011 _ ~ """""'" includina _ Iilll*. porking lot ond driWIg ..... Iilll*. ..... be __ .... ........... III the IlqJorlmod rI DowIopmon1_lOr oppruvaI, M-II. StneI, porking laC, IIIlI other COIIIIIIClII .... lipting ....11 use low rr hilh-Pr-ue oodium units, mo1aI haUcIe, c1.... I.calox rr other elIicient Upting la:hnology. The project Pl<'pollo'd ....11 reimbu... tho City frr tho ..... of .. indepcndenI third party review ofliptingplans. M-12. All outdoor lightina IIlould be ohielded. dinlctod downwanI, .... have sbup _ qualities a1 property ~ in onIar to minimizo Ushl.... g1... Ipillover_ M.Il. The landscape pi.. for 1he project .....1 _Ie laocIIIc:aping along tIul periphery of 1he site .... in other araB to minimize iD>pUa .., adjacent .... fi'om automobile headli.... .... _ light sources. Provisi.., ofproper lighting. Shield .11 outdoor Ushling. Resolution Number~ Review.... approvaJ of landscape pl-. Review.... approvaJ of landscape plans. Review.... approvaJ of Iandooape pi-. Review.... _I of lKIildina pl-. Review.... _I of lKIildingplans. Review.... approvaJ of lKIildina pi.... eon-.... IaocIIIc:aping .., Review.... approval of periphery ofprojec:t. landIoape pl-. M-14. Commercial buildinp .. well .. the Utilize minimally reflective proposed hotel. restaurant. and _or cue IIn1dureI or tinted &I.... ....11 use miDimally ..oec:tive or tinted .... .... all materials .....Id be ..lecIecI with aIleIIIion to minimizing Ill'" iD>pUa to olf..m: ...... particululy 1he AFRC, 1he 405 Freeway, Seal Beach Bou1evanl, Lampson A...... .... adj..... residential UIeL M-15._... oIIouIoIbe-..d, ond.... __ rI U.. of textured paved...... _rr""'plileolloulolbeawidol M-16. """'.-u.1ot ................. aMI' no Provision of parking 101 ........mcfiJe.-u.Iot...OMite. lanclsc:aping N. CULTURAL RESOURCES N-1.A Phase I ........Iogi... ourvey ohaIl be undertaken by an arcluacologilt and Native American monitor appointed by 1he City of Seal _ City Council prior to any _ moving ............. The An:buologioal AdYisoty Committee ....11 review and provide _....._... and ...-......_KlatiODl to the City Cooncil regarding tIul JII1lIIOl'OlI ...... of field in_iplim to ha ...........lbr 1he Phase I IUrvey. Such ...... ofwoot ohaIl conIain a1 a minimum 1he rollowing: a description of1he walk....... field survey methodology. including _ rlOld .......g ror 1he waIk-owr, a deooription of 1he IUbourIiA:e field oampling pi.. to be .tilized, consisting of _ borinp and mininwm Ixl ........ 1aI piIx; .... a deaaiplion of additiOllllI field inwatipti.... if cultunl ......... ... identified in 1he Phase I C....... Phase ........Iogy IUrvey. City of Seal Beadl, Development SeM... ~ City of Seal !Ieadl, Development SeM... ~ City of Seal 8eadI, Development Servicea Deparlment City of Seal 8eadI, Development SeMcoa ~ City of Seal 8eadI, Development SeM... Deparlment City of Seal 8eadI, Development Servicea Depar1mcnl City of Seal' 8eadI, Development Servicea Deparlment Review.... _I of City of Seal Beach, lKIildina pl-. Development Servicea Depar1mcnl Review.... approval of b.ilding pi.... Review..d _I of building pi.... Prior to the iuuuce of pdina permita. City of Seal 8eadI, Development SeM... Depar1mcnl City of Seal Beach, Development SeM... Depar1mcnl City of Seal Beach, Development Servicea ~ Resolution NUmber~~ IawolipIion. N-2.Earth........ or distwboace odivitieo ........10 Ulilizo _I... ODd Du.... proj... podina. roullh ....... ODd ..... oxeavali... Cor _... Nati.. American llllllIitor ODd utiI~i.. _ _ below Ii.. .... or tho..... duringpn>jClCt~ lJlldin.- .._.... If ony _ ........ ... _ lIdivitieo .....11 in tho discovay or ...1IunI.......... tho project ........--. ............ .....1..... .11_........ ... _ odiviti.. immodWoly ODd DOIiIY tho City ......... _lop ondI... Nati.. _can Monitor. who .....1 immodialely DOIiIY tho Direotar or Dowlopment SeM.... The city ..Iec:ced _OBiol will ba.. tho........ 10 ~Iy halt ... di_ tho ....vaIion equipmonl in order 10 ovaIuaIe any polaIlial ...1IunI _al. Tho City ..I...... -losiII ohaII ....u... all polaIlial ...1IunI CUIdinp in ............ with _ ......... tho ....._ ortho City or Seal _ An:hacoIOBical ond Historic:aI EI....... ODd other IJlPlicabl. regulati..... Conoultali... with tho Native American Heritage CommiIoi... ODd daIaIartiDd .-very, if deemed oppropri....lhall be ....duded. N-J.IC pcMdiaIIy oipili_ adturaI .......... Conduc:t. .... pbue IIucIy ......- ..... eorth removal ... _ if' poIenIi.11y .iJPIiCIClaIIl 8divities, . "T_ Phae". . deIcribcd in the culblral resources are Arduooologjcal ODd Hioforic:aI _ or tho city 0IIC0III1Iered. 0cnlnI Plan ;, nquind ODd ohoIl be perlOnned by tho City _ ...I....AogioI, ODd if' pcMdiaIIy oignilicanl cultural RlIOUnlCII Me cbixMnd, . "RmeardI naiF _" IJlUIl be ......... by tho City ..Iedod .d-.A.gl< in ............ with the ...,..... of tho An:haeoIoai<ooI ODd ,_ _ of'tho 0cnlnI PIm Tho.....III of tho .... phue invcotipIion IJlUIl be JlI'OO*IIo the -osicaI MWoIy Cam1iItoe li1r ...... ODd ._..._ddion 10 tho City Council li1r ...... ODd ~ prior 10 _ of eorth removaI..._ _ in tho ~....of the......- projed. N...,Proj......I..... _ ........ ... disturbonce Conduc:t..... pIwe ....dy activity iI DOt authorized uotillUch lime as the "Tell if potentially .ignifiCUll Phae" ......... i. completed ODd ..,..,..oed by tho ...ltunl .-.-. .... City Council and until a written "Authorization to encountered. C....i... Earth RemovaI-DiIIlIrbonce Adivity" iI _ by tho Director m DoveIopment s.m... 10 oppIi..m Cor lb. impaded .... or tho propooed project. N-.l. During oU ..... phue" imeIIiplion _ ........ m.....1he City......... -JosiII ODd the N_ AmIricon monitor ohoIl be..-.r 10 _ ODd ......... ~. - ..... phue" imIeotiplian adMIico. U1ilize ........Iogiol ODd Native Amaican monitor during test pbue lIIudy. Duriog proj... sracfing IIIIdc:onstnK:tion. Prior 10 tho ioou.- or sracfing pennita. Prior to the iauance of lJllding pennita. N-6. Should ony........ bone be......- ..... ony Ceuc ping ODd eonta<t During proj... ping eorth removal... __ odMlits, oU adi'lily _ uehllOOlogill I monitor if' ODd c:<lIlIInJdi.... ..... inmIediotoIy ODd the City _ an:buooIogiII human bones .... ODd N_ AmIricon mmitor _ be iDanediaIeIy 0IIC0\IIIIend ......... """....._ L......dioddy nolHY the ~ of' o...Iopmrrt _ The _ or the 0..-"-' of' Ilor........._. Sam... ohoIl ...- the Cormer"",-Io Sedim '097.91 ODd '097,99 of the P\IbIic Rcoouroeo COde relative 10 N_ American I'IlIIIIinL Should tho Cormer dolennine the ........ nmoino 10 be N_ American, tho Native Amcri.... HoriIaF c......;..;,., ohoIl be ~ ""'-10 P\IbIic_COdeSedim$097.!18. N-7.1f evidlnco or...- pal......... ........ ;, Ceuc c:<lIlIInJdion in..... Du.... proj... lJllding lbund ..... -..ion, lllO:llVIlion ODd _ where ",.....r1CO ODd ........c:li.... _ oc:livity in Ibol .... ohoIl ..... ODd tho paleontological .......... _ohoIl...-theCity~_ ...._ Dopr1menl. Witb dindim _tho City, . Orange CounIy c.rtilled I'aIccnoIogilIl _ ........ ODd OOII1'Iete . _ Pa1eonIoIogic R-... Mitiplim I'rqpmL City or Seal Beach, Devel......... SeMc:eI Deparlmant I city or Seal Beach, Development s.m... Department city or ScaI Beach, Developmenl s_ o..- L..... I City or ScaI Beach, Developmenl Servi... Department City oC Seal Beach. Dowl....ent s.m... Deparlmant City oC Seal Beach. Devel....- s.m... Deparlmant I I I I Reso~ution Numbe~l1 0. RI!CREA TION 0-1. Prior 10 tm.IlpSlI'OVaI of. WIlled taatiw tract Enter into IkvcIopmeDt Prior to tnd. map map, !be poq..t opp6oonl _ "*' Do a ApamaII with City. approval. Do\oI:.,.._I~_!beCilyofSoal_ __lpIlCiIyfl18l.!beJX'O.ie<t..........wiII: a) _fir dodic:oIion to !be City ofSoal _ !be 6.74 .... Bixby Old _ T..... Club fiociIily&rpublic__ b) puvido...... joid _ ~ ckMog_and 0) puvido a 2-' .... ........... padt fiociIily lIlfiac<d to !be reoicIcdiaI ........_1 or !be Projed. City of S..I Boocb. o...lopmcnt Services ~ and _ioo DopulmeIIl Resolution Number~ ,'. PUBLIC NOTICE NOTICE OF PUBLIC HEARING BE~ORE THE SEAL BEACH CITY COl1NCIL. :. . L . .~' '. " '. '.. ..' . .1 Bixby Old Ranch Towne Center j;";'" :.c,;":.- .,; ,,;':;'i:!.,.,.;,..iv.~,. . EnvironmenlUllmpact ReP9rr(~CH 97091'077) '''''. ,'-'-', . General Plan Al}'lendment 98-1-' _' .' _ ,. . Zone Change 98-1. ".', .-' . Tentative Parcel Maps . Development Agreement ... Concept Plan '. -., ". I '~~ .~ PROJECT: The proposed mixed-use project coniisl5 of commercial, r~crealional. insll.lutional and ol?cn space 'uses U submincd by Ihe ap'p1icanl, Bixby: Ranch Com~ny. General Plan Amendment 98.1 proposes modificataoas'to the Land UliC, Opea Sp.'\CC/CunfoCrvatmn/Rcctcalnll\, Bic.Y1;1e 'Route, ","",lng. C:'rc.ula\irm, llnd Noi.c E'cmtn\5. "The Nit is approximately 218 acres in size with lhe following allocation or c.isling and proposed General Plan and Zoning designations: '.. - .': . Land Use Existing Exl.'iling - Pro~ .- Dc.o;ianallon General Plan Zonina Gendal Plan/Zonina R-G. Reefealion/Golf C~2, General Commerdal PLU, Public Land Use Talal 203,01 acrcloo \5,3lK.rc~ 0.0 acres 218.31 acrC.\l 196,31 acres 22.0 itcres 0.0 .Icres 218..31 acres 158 00 acres 33,01 at.res 27.24 acres 218.31 acres The drca dcsignaled for -PLU, Public Land Usc- includes 15.0 acres uf inslilulional/church/school uses, 5,5 acres of open 5J!aCC, and 6,14 acres accommudaling Ihe cxisling Old Rllnch Tcnnis Club. The projecl is.loClllcd atlhe norlheasl corner of Seal Beach Boulevard and thc San Diego FrcCWdY (1.40S)/Garden Grove Freew..y (SR.22) Inlerchange. Presenlly, the propcrt.Y is parlially developed wilh commercial rc~rcalion U'\CS and purlion.s care undc.vc.loped. TIle CilY of Seal Beach, as lead agency ror Ihis proJect, hots dClermincd Ihal Ihe proposed project could polenllOlly have a significanl crfecl on Ihe environmenl and ha~ caused In be pre(Jared .m Environmcnlallmpacl Repor' (E1R), In Ihis case ptllenlially slgmliC:lnl imfl8cIs Imvc heen rctJuccd In ,I level of In~ignilicance with milisallon R1edsures CJlCCpl for idenldi~ ulIpacls regllrding 5ocio-ecunomle.. vuhs/hnu..ing halance)," gculuSY (prime farmland), air quality, Ir.lnili(1:nrlation/circulalittR, and acslhelics which arc consiiJered !oignific..lnl tJesplle rpiUgBlion measures. These siW'IIficanl, un,lVuidJble impllclIIi will require adoption of a Sllllcmcnl of Overriding Considcralions by Ihe City of Seal Beach ir Ihe prnlJll.llied projcCl is appmvc.d 11le Drarl ElR for lhe: projccl was circulatcd for puhlic revicw rrnm April IS, 1998 through M.ly.29, 199ft (45 days) Pur"u.lRt 10 CEOA (jui(rclinc~ SI5l1.~. the City uf Sedl "c,ach hil" eVolhl.llcd utR1hlcnl.. nn cnvlrunmcnltll.I...~ues recclVed from agcncic,; lmtJ IndivillullI~ whn rcvicwetJ lhe Orelf! EIR :md suhmillcd cnmmenl,; during the public review period The City hds pre...Med wrillcn rco;pun"'Cs 10 thcM: cnmmcnl~ which art' Indudcd m Ihe Final EIR which 15 now available for puhllc n'::Vlcw ,II the Inl.llinn.. IIUht,llcd ht.lllw PUBLIC HEARINGS: The ~ilY of SClll Deach C1IY CounCil will he holding a public: hearing 10. receive public le..lmmny rCf~.mling 11u~ menl.. nf Ihc rClllICMll1 rrnjl.CI ,1"'llrnv,ll, ,11111 :IIICIIII:ICY nf Ihe Fm:.1 EIR .11111 Will c..unc;..dcr \.crlllil,t1lun III lhe F1I1.I11:=.IR ,lIhl :111Ilt".....1 ur dcm,l ul ,hI: IJlIIIHI"C..J 111111clt Thc l'11V l'~)unci"ruhhc be.lring will he hehl ,II 7:IK) 11.1I1 tin l\Iul1d.n', NII\l'lIIm'r!l, 19YH m Ihc l'llv t'11lI1ll.lll.b,IM1Ill.r:- ,II Se,11 Reel\.h CII)' 11,11 In\..lled 31 211 Rlh Streel, ~c,11 Beach Ir \1111, lil.llkn~e Ihc ,ul'ICt'l ,tppht,'llIln 1M (lIlIIl, vnll nlll~ he hmilcd III IlU..II1l:! nnly IhtlloC i....uc'lo VOU or ..lImll)IJ\. d"l rell'lll,11 .ll'uhlll hl,UIIl!; II' dC""lIhullll \utllcn 111r1t.'l1l1lUlc..nu.. ..Jdl\efl'd.lt1Ihelll'f Itl SCdl 8edc.h IlleDlool" (11l1lenl lce WIUlIlllhclg. Dlll'tltll Ilf Dc\dllI'II1CI1I \ll\ltl", ,II (.lI.ll:!) -Ill.:!.':!7 ,r )'1111 h,l\l .In}' qlll.~lilln.. ng..lIdmg the 11IuJec.I ur Pllhhc he,ll Ill!;. I AVAILABILITY OF FINAL EIR I'ROJECT LOCATION MAP CI_'" Cnpir!!o ur "innl En,irunlllenllll Impitct Rc.'pol"l an U\'.Ii1~lble ;It thr rollfNing hlelltiun~: O'J'mtmcnl tlr De\dnflhll'nl Set\'llC' .In t.ll)' Clerk CII.. III ~c:11 DC,Idl ~1(Xlh "lrl'cl.~t',11 UI.,lth.c...\ '110-111 ",ftl.,O""I M,lI\' WII'lln Ur,lIIdl llllr,n.. 7(17 t:kdrlC A\'enlle, '\l',lllk,lrh. l'A 11117.11I LONG. BEACH ,. . LOS ALAMITOS ," ", .'~ ~__"to I rrej.(:ARD'! tr;~-..." G'ROVE SIrE ... :l'a?' .~'" SEAL BEACH .,. ....'_'..... WESTMINSTER . N .'- 1.1I..url \\'urld H',lIuh Llhl,lI\ . Z\llll nl..ul~ M,lMllI f~Il,III. ~c,11 Dl',u:h. l,\ 11(17-111 I-l.;"..mllill/I u.. AI,lnult... U'r:llI..h Ilhr,lI\' 1~'lIn Munlllilll Ornl, ~l.11 Hl',llh, {"A 1)(17-111 ,.'...1 -. published - The Sun - October 29, 1998 I